university avenue sp (with figures) - riverside, california | city of … · 2020. 6. 18. ·...

UNIVERSITY AVENUESPECIFIC PLAN

City of Riverside, California

August 6, 1992Revised September 25, 1992Adopted January 26, 1993

Resolution # 18169

As amended by:Case Adoption Date Resolution No.

SP-001-945 October 25, 1994 18587SP-005-990 May 9, 2000 19686SP-007-990 July 11, 2000 19715P05-0519 October 11, 2005 21054

Prepared By:

Gruen Associates6330 San Vicente Boulevard

Los Angeles, California 90048

In Consultation With:

The Riverside Planning DepartmentThe Riverside Development Department

The University Avenue Citizen's Task ForceThe Mayor's University Community Task Force

# U N I V E R S I T Y A V E N U E S P E C I F I C P L A N #

TABLE OF CONTENTS

Chapter Page

Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . P-1

1.0 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1

2.0 Summary of Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-1

3.0 Specific Plan Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-1

4.0 The University Avenue Specific Plan Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-1

5.0 Circulation/Streetscape Standards And Guidelines for Public Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1

6.0 Land Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-1

7.0 Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-1

8.0 Design Standards And Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-1

9.0 Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9-1


LIST OF FIGURESFigure Page

1 Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . P-3

2 Specific Plan Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . P-4

3 Underlying Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-7

4 Site Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-2

5 Land Use Inventory Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-5

6 Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-6

7 University Avenue Subdistrict Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-9

8 University Mixed-Use Village Character Near Iowa Avenue . . . . . . . . . . . . . . . . . . . . . . 4-3

9 Overall Vision and Development Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-5

10 Physical Opportunities and Constraints to Development . . . . . . . . . . . . . . . . . . . . . . . . . . 4-7

11 Proposed University Avenue Streetscape Between Iowa Avenue and Interstate-215 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-9

12 University Centers Adjacent to Other Universities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-16

13 Existing Palms and Mature Trees on University Avenue . . . . . . . . . . . . . . . . . . . . . . . . . 5-2

14 Generalized Concept for Areas to be Widened . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-3

15 Typical Streetscape Cross Sections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-5

16 Park Avenue to Franklin Avenue Streetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7

17 Iowa Avenue to Interstate-215 Streetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9

18 Modification of Freeway On-Ramp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-10


LIST OF FIGURES (CONTINUED)Figure Page

19 Typical Street Furniture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-12

20 Bus Shelter Concept . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-14

21 Buildings and Landscaping Which Relate to the Positive Features of Historic Riverside . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-3

22 Quality Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-5

23 Architectural Building Mass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-7

24 Windows, Doors, Parking Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-10

25 Rehabilitation Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-12

26 Building and Parking Orientation and Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-14

27 Landscaping and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-16

28 Fences/Walls/Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-18

29 Typical Streetscape Concept for Public and Private Lands from Park Avenue to Interstate 215 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-22

30 Clustering of Buildings andLot Consolidation in Subdistrict 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-24

31 Subdistrict 1 Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-25

32 Development Standards in Subdistrict 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-27

33 Sites Which are Part of Subdistrict 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-28

34 Conceptual Design Guidelines for Subdistrict 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-30


LIST OF FIGURES (CONTINUED)

Figure Page

35 Architectural Character of Structures In Other Communities Which Would be Appropriate Along University Avenue . . . . . . . . . . . . . . . . . . . . . . . . 8-31

36 Architectural Character of Subdistrict 4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-33

37 Illustrative Concept for Subdistrict 4 and 4a . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-36

38 Subdistrict 4 - Circulation Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-37

39 Illustrative Concept for Multi-Family Housing in Subdistrict 4b . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-39


LIST OF TABLES

Table Page

1 Summary Total of Existing University Avenue Land UsesBetween Park Avenue and I-215 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-4

2 Land Uses Permitted in Each Subdistrict . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-6

3 Additional Use Regulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-16

4 Development Standards by Subdistrict . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-2

5 Planned Mixed-Use Development GuidelinesApplicable to Subdistrict 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-6

6 Planned Mixed-Use Development GuidelinesApplicable to Subdistrict 4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-8

# U N I V E R S I T Y A V E N U E S P E C I F I C P L A N Page P-1 #

PREFACE

Important Questions and Answers About this Plan

What Is a Specific Plan?

Whereas a community's General Plan is the primary guide to the physical growth, development andimprovement of the community, local communities may also prepare Specific Plans for the systematicimplementation of the general plan for all or part of the area covered by the general plan. In essence,by preparing and adopting a specific plan, a local community may pay particular attention to the uniquecharacteristics of special areas of the community. A specific plan allows the community to tailor theplanning process and subsequent implementation programs to help realize the community's futurevision for its physical development. The authority for preparing and adopting specific plans derivesfrom California's planning, zoning and development laws, Sections 65450, et. seq. of the GovernmentCode.

What are the Boundaries of the University Avenue Specific Plan?

University Avenue is one of Riverside's principal thoroughfares. The Avenue connects to majorgeographic regions of the City - the campus of the University of California and Riverside's historicDowntown. The Avenue also serves as an area-wide transportation link connecting Interstate 215 onthe east with the Riverside Freeway (State Route 91) through central Riverside (see Figures 1 and 2).

Who Needs to Read the University Avenue Specific Plan?

If you own property, a business, or have a community interest in University Avenue, you should readand be aware of the University Avenue Specific Plan. If your property falls within the boundaries ofthe Specific Plan, which are shown in Figure 2, the plan will directly affect you.

What is the Purpose of this Specific Plan?

The Specific Plan for University Avenue and the application of site plan and design review proceduresare necessary to preserve and promote the health, safety and general welfare of the community byachieving the following purposes:

Preface


! Recognizing that University Avenue is the key, primary link between downtown and theRiverside campus of the University of California;

! Promoting the long-term viability and rejuvenation of the University Avenue corridor as anactive, lively, visually attractive thoroughfare used by the community, the University andvisitors;

! Establishing and maintaining an appropriate, complementary and viable mix of land uses alongthe corridor;

! Encouraging high quality development, architectural design and landscape continuity;

! Encouraging and accommodating pedestrian activity along the corridor;

! Establishing and maintaining visual continuity along the corridor;

! Recognizing the interdependence of land values and aesthetics and establishing a method ofimplementing this interdependence in order to enhance and maintain the values of surroundingproperties and improvements;

! Effectuating and implementing the Central Industrial Redevelopment Area Plan of whichUniversity Avenue is a part.

How Does the Specific Plan Relate to the Zoning On My Property?

The University Avenue Specific Plan supplements and significantly expands the zoning on yourproperty. The Specific Plan is the first priority for guiding the use and development of your property.The underlying zone on your property fills in only those development standards which are nototherwise provided for by the Specific Plan.

How is the Specific Plan Organized?

The Specific Plan consists of nine chapters in addition to this Preface: Chapters 1.0, 2.0 and 3.0provide introductory, background information, and issues regarding the Specific Plan. Chapters 4.0,6.0, 7.0 and 8.0 provide definitions, objectives, policies, standards, and guidelines which apply toproperties along University Avenue. Chapter 5.0 deals with issues related to the landscaping andimprovement of University Avenue as a major boulevard.

Preface


Finally, Chapter 9.0 provides additional information on matters of related plan implementationprograms.

To determine the specific applicability of this plan to a particular property, consult these sectionspaying particular attention to the following steps:

STEP 1

! Know your basic zoning and the general requirements of the Zoning Code (Title 19 of the Riverside Municipal Code).

STEP 2

! From Chapter 2.0, Figure 7 determines the Subdistrict in which your property is situated and Review Chapters 4.0 and 5.0 for Overall Vision.

STEP 3

From Chapter 6.0 of this Specific Plan determine the following:

! Is your proposed use permitted (from Table 2)?

! Are there any special requirements for your particular use specified by an "L" designation (from Table 3)?

STEP 4

From Chapter 7.0 of this Specific Plan determine the following:

! The Development Standards which apply to properties situated in your particular Subdistrict(from Table 4);

Preface


STEP 5

From Chapter 8.0 of this Specific Plan understand the following:

! The general guidelines the City will follow in evaluating a development proposal (Section 8.3);

! The design standards which are applicable to your particular Subdistrict (Section 8.4)

STEP 6

CONSULT with the Planning and Development Department of the City before designing your projectand especially if you are uncertain of how the Specific Plan works.

STEP 7

Become familiar with the City's Companion Ordinances pertaining to Property Maintenance, andAbatement of Non-Conforming Land Uses.

University Avenue Involves a Partnership; What Does that Mean?

University Avenue requires a new energy and vitality to attract and sustain the desired level of positiveeconomic investment and growth. The street needs to be revitalized and upgraded to improve its visualand physical character. Success in achieving these goals can only come if the City, its RedevelopmentAgency, the business community, property owners and developers forge a partnership to embrace andcarry out the policies and actions described in this plan. To assist in realizing our mutual goals, theSpecific Plan includes incentives to encourage investment in University Avenue.

Preface


How Do I Get More Information?

CONTACT:

Your Riverside Planning Department for Questions and Answers about the Specific Plan.

Third Floor of City Hall - (909) 826-5371

Your Riverside Development Department for Questions and Answers about the redevelopmentproject, programs and development opportunities.

Fifth Floor of City Hall - (909) 826-5584

# U N I V E R S I T Y A V E N U E S P E C I F I C P L A N Page 1-1 #

1.0 INTRODUCTION

1.1 University Avenue, Historical Context

By the late 1880s, the role of University Avenue, then known as Eighth Street, was already wellestablished as a link between the original Riverside town site - today's Downtown--and the expansivecitrus areas to the east. Subdivision activity also occurred during this period, through about 1910,rapidly expanding Riverside's residential neighborhoods into what is today the long-establishedEastside community. Riverside quickly filled out to its original city limits at Chicago Avenue withEighth Street emerging as both a residential street and a commercial corridor.

Early Riverside was dramatically affected by the continuing emergence of the citrus industry as theprincipal underpinning of the local economy. Adjunct growth in the industry firmly established itselfin 1907 with the founding of an agricultural research station at the current University of California atRiverside (UCR) campus. The role of the facility remained until 1954 when the College of Letters andScience was established. At this point, the role of the emerging school was poised to take off. By1958, the school became designated as a general campus of the University of California, and graduatework began in the 1960 school year. In 1960, the City also moved to annex the campus andsurrounding area, resulting in a dramatic easterly expansion of the City's physical limits. Today, UCRis an important easterly "anchor" for University Avenue.

The automobile has been a profound factor shaping the emergence of University Avenue. Before large-scale completion of the Riverside (State Route 91) and Pomona/Escondido (State Route 60) freeways,University Avenue served as an important state highway link between the greater Los Angeles area andcommunities to the east and the desert.

The emergence of the former Riverside International Raceway just east of Riverside helped furthersolidify the geographic importance of University Avenue. This, in combination with its accessibilityto the state highway traffic put University Avenue in the role of supplying services to a travellingpublic, Raceway participants and, of course, Riverside's own surrounding neighborhoods. This post-World War II-era expansion created a corridor where shopping facilities, restaurants, automobileservice facilities and motels abounded.

Post-World War II expansion in Southern California was a period of dramatic growth and expansionin the region's transportation infrastructure. By the 1960s, freeway construction now included StateRoutes 60 and 91 through Riverside, bypassing University Avenue. The City's 1966 general planreport was already referencing city efforts to upgrade University Avenue - efforts which had been onlypartially successful. More street trees and stricter sign regulations were being suggested as strategiesfor improving the Avenue's appearance in order to make it worthy of its name and its function as thelink between Downtown and the University.

Chapter 1 Introduction

#


University growth which might have breathed new life into the corridor to make up for the loss oftravelers was slower-to-come than had been anticipated. Moreover, by the mid- 1980s, the Racewaywas beginning to wind down its operations in preparation for a scheduled closing and conversion tonew suburban uses. The cumulative effect was that by the 1990s, the economic role of UniversityAvenue had taken a dramatic change.

1.2 Other Related Planning Efforts

Over the years, a number of other plans and studies have been undertaken directly affecting UniversityAvenue. The chronology of evolution in these plans and studies is especially revealing in underscoringthe great importance which has been attached to the role of University Avenue within the overall urbanfabric of Riverside. The various efforts include the following:

! University Community Plan

This plan, adopted in 1968 as a subcomponent of the City's General Plan, focused land use andrelated issues on the unique character of the University environment.

! Eastside Community Plan

Prepared in 1974, and a functional companion to the University Community Plan, the EastsideCommunity Plan narrows the focus of the General Plan to the unique needs of this long-established and historic residential community bordering University Avenue. The plan'sboundaries underscore the importance of viewing revitalization of University Avenue in thecontext of its synergistic role with the adjoining, long-established Eastside community.


#


! Central Industrial Area Redevelopment Plan

First adopted in 1977 and subsequently amended in 1984, the plan seeks to actively implementthe University Community Plan through an active redevelopment program. Long-recognizedas needing direct public involvement in economic and housing revitalization, the area'sredevelopment plan targets resources and programs to help rejuvenate the project area. SeeFigure 4 for the boundaries of the Central Industrial Redevelopment area.

! 91/60 Committee

A committee of businessmen and property owners was formed to address improvement ofUniversity Avenue. In 1985, a streetscape plan was prepared to be financed by an assessmentdistrict, which proposed widening the street, a landscaped median and palm trees in easementson private property.

! Riverside Downtown/Central Industrial Development and Implementation Plan

As a strategic plan, this document sharpens the area's redevelopment focus by defining specificcommercial, residential, design, and development objectives for the City's program efforts.

! The University of California at Riverside Long Range Development Plan (LRDP), July1990

At the opposite end of the Avenue from the Riverside Marketplace development, growth of theUCR campus will introduce and catalyze dramatic new university-oriented development.Guiding that growth in concert with community objectives is the focus of the LRDP.

! University Avenue Strategic Development Plan, 1990

Commissioned by the City's Redevelopment Agency, the strategic plan's purpose was to outlinean overall vision for University Avenue and prepare a strategic plan of action to guide theAgency in its revitalization efforts. The plan established key parameters for development alongUniversity Avenue allowing flexibility for the Agency to respond to changing market,economic, institutional, and other conditions.


#


! The Riverside Marketplace Specific Plan, May, 1991

A cornerstone project, the Riverside Marketplace development represents a giant step forwardin anchoring development along the University Avenue corridor at its Downtown end. Thedevelopment will yield dramatic land use changes, as well as generating needed economicactivity, business expansion, and jobs generation. The Marketplace development begins at ParkAvenue, the westerly limit of this University Avenue Specific Plan.

! University Avenue Streetscape Concept, April, 1991

Recognizing the need for physical improvement to the appearance and vitality of UniversityAvenue, the Streetscape Concept defines a program for capturing the majesty of previous treeplanting efforts while enhancing the Avenue's appearance recognizing contemporary economicgoals. The concept is intended to be the means by which civic, business and property interestscan work together for the physical renovation of the Avenue.

! University Avenue Interim Zoning

Over the years, several targeted efforts have been made through zoning-related changes toassist in the revitalization of University Avenue. The most recent actions of the City to reversethe direction of decline took place in March, 1991, when Interim RO-Zoning was applied to theAvenue as a precursor to undertaking a thorough design and development standards review ofthe Avenue. Preparation of this Specific Plan was initiated in direct response to the interimzoning.

The interim zoning regulations generally applied to parcels fronting University Avenuebetween Park Avenue and I-215 and certain other immediately adjacent parcels (UrgencyOrdinance 5900, placing RO zoning on all projects, adopted March 5, 1991, and extended onApril 9, 1991 for 10 months and 15 days).

! Draft Riverside General Plan 2010

As an update to the existing general plan, the year 2010 plan will chart a course for changethroughout the City, including University Avenue, for improvements in the overall quality oflife, neighborhood preservation, and physical improvement in the City's urban fabric.


#


1.3 The Stage for Future Action

When viewed from a regional perspective, the conditions found on University Avenue are not uniqueamong commercial strips. Whether it be the analogous situation of the effect of suburban shoppingdevelopment on the decline of downtowns, or the dramatic reshaping of the urban landscape byfreeways, or changing settlement patterns of a mobile population, University Avenue's fortunes havechange with these and other external factors. Left alone, there is little prospect for an early reversal;with guidance and a partnership effort, University Avenue can become a centerpiece of urban life inthe years ahead.

1.4 Relationship of the Specific Plan to the General Plan and Authority for Adoption

1.4.1 Authority

State law authorizes local governments with certified General Plans to prepare and adopt SpecificPlans. (Government Code 65450 et seq.) At a minimum, a Specific Plan must include "all detailedregulations, conditions, programs, and proposed legislation which shall be necessary for the systematicimplementation of each element of the General Plan" (Government Code Section 65451).

The Specific Plan, once it is approved, will augment the zoning for the area, including land usespermitted, the amount of development permitted, and standards for that development. Secondarily,it defines the character and form of the development on the site through a series of design guidelines.The Specific Plan serves as a supplement to existing City regulations. Specific Plan regulationssupersede other regulations where there is a conflict; where a topic is not addressed by the SpecificPlan, other City regulations apply.

1.4.2 Validity

If any section, subsection, sentence, clause, phrase, or portion of the University Avenue Specific Planis for any reason held to be invalid by decision of any court or competent jurisdiction, such decisionshall not affect the validity of the remaining portion of the Plan.

1.4.3 Applicability of the Specific Plan

The University Avenue Specific Plan shall be applied only to the specific properties east of ParkAvenue and west of State Route 60/Interstate 215 as indicated in Figure 2. The Specific Planboundaries shall be shown on the "Official Zoning Map" of the City of Riverside by adding thedesignator "SP" to the base designation.

For those areas of the General Plan's University Community Plan and Eastside Community Plan whichare encompassed by the University Avenue Specific Plan, the Specific Plan shall supersede thoseportions of the community plans.


#


1.4.4 Conflicts with Underlying Zone Designation

In the event of a conflict between the requirements contained in this Specific Plan and the underlyingzone designation for the property in question, the Specific Plan shall prevail.

Figure 3 illustrates the underlying zoning at the time of the Specific Plan preparation. The "OfficialZoning Map" of the City should be consulted to determine the underlying zone designation in effect.

1.4.5 References to the Zoning Code

All references to the Zoning Code in this Specific Plan mean Title 19 (Zoning) of the RiversideMunicipal Code, and that all such citations are incorporated into this Specific Plan by such reference.


2.0 SUMMARY OF EXISTING CONDITIONS

2.1 Context of the Specific Plan

Figure 4 illustrates the University Avenue Specific Plan Area and its surrounding context. UniversityAvenue is a four-lane thoroughfare linking Downtown Riverside and the Riverside campus of theUniversity of California (UCR), a distance of two miles. The Avenue has excellent freeway accessfrom Interstate 215 and the Riverside Freeway (State Highway 91). University Avenue and itsadjoining properties are part of the Central Industrial Project Area. Between the study area andDowntown is the Riverside Marketplace, a Redevelopment Agency project planned to become apedestrian intensive mix of restaurants, offices, retail, industrial and residential uses having an historicambiance. The UCR campus, at the east end of the University Avenue corridor is divided by the I-215 freewayinto two areas of approximately 550 acres each. The western portion of UCR's campus is currentlyused for experimental agricultural uses including avocado and citrus groves, and borders the CentralIndustrial Redevelopment Area on the south. East of I-215 is the academic core of the campus.University Avenue terminates at the edge of this part of the campus, and serves as its main visitor andceremonial entrance.

North and south of University Avenue is the long established Eastside community, generally boundedby Third Street on the north, Chicago Avenue on the east, the Tequesquite Arroyo on the south and theRiverside Freeway on the west. The Eastside community is an ethnically diverse community of single-family development and apartments and with a higher percentage of minority population than the Cityas a whole. The Eastside Community Plan establishes planning policy for this area.

The eastern portion of University Avenue corridor is part of the University Community Plan area whichcontains all of UCR and is bounded on the north and east by the City limits, on the south by CentralAvenue and on the west by Ottawa and Kansas Avenues. This area connects UCR with a mixture ofresidential housing types from hillside housing to apartments and Box Springs Mountain RegionalPark.

2.2 Existing Land Use and Character of Development

Existing land uses located along University Avenue are varied, but consist primarily of fast food andfull service restaurants, banks, highway-oriented hotels, motels, gasoline stations

Chapter 2 Summary of Existing Conditions

##


and auto repair uses. Commercial uses front most of University Avenue, and are generally backed byresidential uses. Concentrated close to the UCR and I-215 are newer and larger commercialdevelopments. Older structures and poorer building conditions are generally found in the westernportion of the corridor.

A parcel-by-parcel land use survey was performed along University Avenue between Park Avenue andInterstate-215. The results of the survey have been assembled as a Land Use Inventory matrix whichis attached to this document as Appendix A. A photographic survey of existing development along thisportion of University Avenue is also a part of this study and has been assembled as a separate package.Table 1 indicates the number of each existing land use along University Avenue. Figure 5 summarizesthe existing land uses east and west of Chicago Avenue along University Avenue.

In general, the University Avenue study area is in an excellent location and has the potential to be avital and economically strong part of Riverside's urban fabric. In addition to being located in thefastest-growing area of the state, University Avenue enjoys excellent freeway access, proximity to amajor campus of the University of California and it is within reasonable range of households withhigher than average incomes. Unfortunately, University Avenue is characterized by a number ofphysical and social problems which hamper its ability to achieve its potential (Figure 6). Theseinclude:

! Uneven, poor quality development in a strip commercial pattern;

! A generally poor visual character, with no continuity in the quality or design of architecture orlandscaping;

! The sense of being traffic-dominated with minimal pedestrian amenities;

! A predominance of narrow, shallow commercial parcels (primarily between Park and ChicagoAvenues);

! Large, underutilized commercial sites (in the vicinity of Chicago Avenue); and

! Concentrations of uses, especially liquor stores and certain motels which give the Avenue apoor image and are magnets for such law enforcement problems as prostitution and drugtrafficking.


##


Table 1SUMMARY TOTAL OF EXISTING UNIVERSITY AVENUE LAND USES

BETWEEN PARK AVENUE AND I-215

! Restaurant 28! Auto Service 23! Retail Commercial 27! Office 27! Vacant 17! Motel 16! Fast-Food/Drive Through 11! Single-Family Residential 9! Parking 6! Multi-Family Residential 2! Shopping Center 2! Institutional 4! Warehouse (storage) 1! Park/Sports Complex 1

~~

.~~

~rn~=~~~cn:::>

~~

";)~~~Q

...

..

~~~~t:.J~~::::>

~::::>

:<:;

~~~ "-..>

L1..

"-..>

~Q.,

t"')

~~~Q.,

Entrance to UCR from University Avenue.

Narrow Depth Parcels from Park Avenue to Ottawa Avenue.

-

~-

,

Cluttered Signing and Parking Fronts Directly onUniversity Avenue.

Figure 6Existing Conditions

. UNIVERSITY AVENUE SPECIFIC PLAN Page 2-6.


##


The character of development is conspicuously lacking in continuity or a positive visual qualitypresumably as a result of the following development and design approaches:

! Discontinuity and Absence of a Pedestrian-Scaled Streetscape. The existing palm trees(Washingtonia robusta and Washingtonia filifera) all along University Avenue and the maturedeciduous trees near Bobby Bonds Park are among the Avenue's most positive assets, providinga strong, visual unity to the street edge as seen from a distance. Missing street trees in someareas plus a general lack of consistent parkway landscaping and maintenance in many areasdiminishes the value of these majestic trees.

Severe traffic and pedestrian conflicts are caused by numerous curb cuts serving the largenumbers of small parcels fronting University Avenue. These multiple curb cuts also disruptthe rhythm of the street edge by limiting potential street tree locations and interrupting thecontinuity of the sidewalk.

!!!! Minimal Landscaping of Development. The City's Design Review Board has madesignificant improvements to the quality of newer development, including higher qualitylandscaping, better parking lot shading and screening and higher quality building design. Threefactors have limited the Design Review Board's impact, however:

- A lack of strong and coordinated development standards has tended to produce resultsthat are individually successful, but which do not contribute to any sense of designcoordination or cohesiveness.

- Most development along University Avenue predates the advent of Design Review.

- Poor property maintenance has allowed even some of the newer developments todeteriorate significantly. Because the City does not have definitive propertymaintenance laws, there has been little the City could do to prevent this fromhappening.


##


!!!! Vacant Land. A substantial number of vacant parcels interrupt the continuity of the Avenue,compromising any sense of place or street edge. The vacant parcels also visually extend thehorizontal plane of University Avenue far beyond the actual right-of-way.

!!!! Parking Lots Adjacent to the Street. The placement of parking adjacent to the street right-of-way blurs any sense of street edge or containment.

!!!! Poor Signage and Billboard Advertising. The City's sign code was completely rewrittenin 1987 to essentially ban pylon signs for all but larger commercial developments and certainfreeway oriented gasoline stations. Unfortunately, most of the signage along UniversityAvenue was constructed prior this sign code rewrite. Consequently, a significant aspect ofUniversity Avenue's visual blight is caused by large numbers of freestanding pylon signsserving the Avenue's multitude of small parcels. While billboards are still allowed in the currentsign code, all of the billboards constructed along University Avenue were built long before thecurrent code or the Design Review process. These billboards significantly detract from theAvenue's visual image.

!!!! No Unique Character. While University Avenue is very typical of strip commercial streetsin Southern California, it has the potential to be something much more special. Somecommunities have significantly upgraded the appearance of such strip commercial streets withsuch things as unique lighting standards and street furniture, textural paving materials, uniquebus stops, outdoor eating areas with colorful umbrellas, art viewing areas and/or commonalityof signage.

2.3 Overall Character of the Specific Plan Area by Subdistrict

In the course of conducting this study, it became apparent that University Avenue naturally falls intoseveral readily identifiable subdistricts, each with its own unique character as reflected in such qualitiesas parcel and building size, land use mix, architecture and typical densities. While there are a numberof problems associated with each of these subdistricts, they also have many qualities worth preservingand enhancing. Consequently, these subdistricts have not only formed a basis for studying andanalyzing University Avenue, but they are also the basis for many of the planning conceptsrecommended in this specific plan. Figure 7 illustrates these subdistricts. The following analysis ofland uses, as well as the balance of this specific plan, are organized in accordance with theseidentifiable subdistricts.

3RD

IOWA

LINDEN

UNIVERSITYKA

NSAS

14TH

VICTO

RIA

MARTIN LUTHER KING

BLAINE

PARK

CHIC

AGO

MISSION INN

COMMER

CE

MARTIN LUTHER KING

BLAINE

14TH

PARK

3

2

14a

4b

4c

UNIVERSITY AVENUE SPECIFIC PLAN

Figure 7University Avenue Subdistrict Map

Page 2-9


##


2.3.1 Existing Land Use and Character: Subdistrict 1 (Small Business Opportunity Area)

Along University Avenue from Park Avenue to just west of Chicago Avenue, the commerciallyplanned and zoned area is a narrow strip one lot deep. Each block typically consists of lots which are50-60 feet wide and less than 145 feet deep with multiple curb cuts to University Avenue. There arevery few owners who own multiple lots. Most of the land north and south of this commercial stripconsists of single-family and multi-family homes of the Eastside community. Between Franklin andEucalyptus Avenues to the north of University Avenue is the Longfellow Elementary Schoolplayground.

Bobby Bonds Park fronts on University Avenue between Kansas and Douglass Avenues and is the siteof the former University Heights Junior High School, now being used as the Riverside CommunityCenter. This building has been designated as a Cultural Heritage Board landmark and is an excellentexample of Spanish Renaissance architecture. Seventh Street, which is directly behind UniversityAvenue, is fronted by architecturally interesting homes which are part of a Cultural Heritage LandmarkDistrict.

The frontage along this segment of University Avenue is characterized by small businesses, primarilyin older commercial structures or renovated residences. Auto uses are predominant and 15 percent ofthe lots or structures are vacant.


##


In general, land uses in Subdistrict 1 are as follows:

- Auto Service 16- Retail Commercial 15- Vacant 15- Restaurant 14- Office 13- Single-Family Residential 9- Motel 7- Fast-Food/Drive Through 4- Parking 3- Multi-Family Residential 2- Institutional 1- Warehouse (storage) 1- Park/Sports Complex 1- Shopping Center 1

Structures in the area are generally smaller in size than those in the rest of the area and are typically onestory in height. Most of the structures are older buildings, and many are in need of repair. In severalareas, older two-story homes remain, which are vacant or used as offices. Signage in the area tends tobe cluttered, billboards are conspicuous, and unscreened parking lots and storage are visible from thestreet. The most positive images are the tall mature trees adjacent to the curb in planting strips, mostlyin older areas between Douglass and Sedgewick Avenues, and the row of palms east of DouglassAvenue.

In accordance with current City policy, newer sidewalks tend to be located immediately adjacent to thestreet. The lack of a parkway produces a hard edge and is intimidating for pedestrians. In the olderareas, most sidewalks tend to be protected from the street by a parkway, but many of these areas haveextensive curb breaks.

2.3.2 Existing Land Use and Character: Subdistrict 2 (Community Shopping Center Area)

Subdistrict 2 consists of frontage along University Avenue containing a motel, a fast food restaurant,and two underutilized community commercial shopping centers on both sides of Chicago Avenue:


##


! An 8-acre, 91,000-square-foot community shopping center is located on the east side ofChicago Avenue. At the writing of this report the 60,000 square foot anchor store was vacant,however, plans were under way for the occupancy of this space with a warehouse grocery store.

! On the west side of Chicago Avenue is the Town Center Shopping Center, which is over 30years old. Its buildings are located in the middle of a an approximately 18 acre site with large,underutilized parking areas on all sides. An ethnically oriented supermarket, drug store andbowling alley are the major anchors. There is an absence of landscaping in the parking areas,outdated cluttered signage and no strong architectural image.

2.3.3 Existing Land Use and Character: Subdistrict 3 (Visitor Commercial Area andUniversity-Related Use Area)

Subdistrict 3 consists of large structures on larger parcels, many of which are underutilized. Frontagesgenerally vary from 125 to 250 feet. Newer structures are interspersed among the older structures.Concentrated close to the UCR and I-215 are the newer and larger developments, including the DaysInn Hotel and the Hampton Inn, and the older Holiday Inn. Also in this subdistrict are restaurants,office uses, banks, and service stations. Adjacent to the Days Inn Hotel is the Weber House, a City ofRiverside Cultural Heritage Landmark, and an example of craftsman period architecture. UCR hasbeen expanding into this area through acquisitions. It has converted the former Park Inn intoHighlander Hall, and it may acquire the Holiday Inn sometime in the future.


##


The number of each land use in Subdistrict 3 is as follows:

- Office 14- Retail Commercial 12- Restaurant 11- Motel 7- Fast Food/Drive Through 6- Auto Service 5- Parking/Driveway Access 3- Vacant 2- Institutional 2- Shopping Center 1

Properties in this Subdistrict generally have more landscaping, particularly in the newer developments,better signage control and less billboard advertising than Subdistrict 1. There is, however, substantialroom for improvement.

As in other portions of University Avenue, there is no consistency in the relationship betweenbuildings, parking and the adjacent street right-of-way. Parking lots often have little or no landscapingand are either located in the front, on the side, or in the rear of buildings.

From just west of Chicago Avenue to Iowa Avenue, University Avenue is primarily four lanes widewith an even wider section in front of the Days Inn, dedicated in anticipation of a six-laneconfiguration. It is also the area of the most prominent existing palm street tree plantings. From IowaAvenue to I-215, the street has been widened to a six-lane cross section, and the existing rights-of-wayare 120 feet.


##


The area has a wide concrete sidewalk with tree wells for palm trees. This segment is planned to bethe ceremonial entrance to UCR. However, the freeway overpass and the multiple ramps to the freewaymake pedestrian access difficult and unfriendly to the UCR populace who want to use UniversityAvenue.

2.3.4 Existing Land Use and Character: Subdistrict 4 (Mixed-Use Development Area)

Subdistrict 4a is an approximately 16-acre triangular site situated east of Iowa Avenue and occupiedby three gas stations (one vacant) and five restaurants, a larger vacant structure (formerly used for autosales) and the Howard Johnson's Motel, bounded by University Avenue, Iowa Avenue, and Interstate215. Eighty-five percent of the site is in two ownerships, and a large portion is vacant, providing aunique, one-of-a-kind opportunity for developing the entire site as one master planned project.

Here, the University Avenue pavement is wide,the width of six lanes of traffic,and University Avenuehas a wide concrete sidewalk with palm trees in tree wells. There are multiple curb breaks on bothUniversity and Iowa Avenues. Frontage along University Avenue for each parcel varies from 150 feetto over 200 feet and setbacks of the buildings from the University Avenue curb varies from 15 to 99feet.

Subdistrict 4b is an approximately 12-acre vacant site on the west side of Iowa Avenue which is at akey location in relation to UCR. The site is encumbered by a municipal drainage channel, UniversityWash, at its northeast corner. A 65 foot-wide easement has been designated on the site, which wouldhave to be protected from encroachment from proposed buildings and other permanent structures otherthan parking lots and landscaping.


3.0 SPECIFIC PLAN ISSUES

3.1 Citizens Advisory Task Force Effort

The Governmental Affairs Committee of the City Council appointed a Citizen Advisory Task Force,representing property owners on University Avenue, and a Staff Advisory Committee to review andadvise with regard to efforts related to implementing the preferred strategies and vision for UniversityAvenue.

The role of the Citizen Task Force, in particular, was to provide guidance during the initial stages ofthe planning process to:

! identify University Avenue related concerns

! define a future vision for University Avenue

! suggest potential implementation strategies needed to realize this vision.

The Citizen Task Force met twice during the planning process as well as in a series of subcommitteemeetings.

3.2 Issues Identified

The following is a summary of major concerns emerging from the Task Force meetings and asubsequent workshop briefing to the City Council and Redevelopment Agency:

3.2.1 Focus of University Avenue as a Traffic Carrier

University Avenue should continue to be the major thoroughfare connecting downtown and UCR andshould serve the local businesses along its length. Expanding the roadway to facilitate cut-throughtraffic from the freeways is not desirable.

The Circulation Element of the current General Plan calls for the widening of University Avenue fromfour to six lanes along its entire length through the study area and the streetscape plan preparedpreviously indicated widening to eight lanes at some intersections. This is not consistent with thedesire of the task force to focus on University Avenue as a pedestrian friendly street.

Chapter 3 Specific Plan Issues

###


This vision of a four-lane street was a key theme of the University Avenue Strategic Development Planwhich was developed with input from a group of property owners, merchants, elected officials, and Citystaff. The Strategic Development Plan pointed out that a four-lane street would have the followingbenefits:

! It would preserve the palm tree lined visual quality of the Avenue.

! It would keep University Avenue at an appropriate pedestrian scale.

! It would preserve more room for development and site amenities on adjacent parcels.

The Strategic Development Plan recommended that University Avenue remain four lanes withwidening at major intersections to accommodate turning movements and as necessary for bike lanes.The Draft City of Riverside General Plan Circulation Element supports this concept of UniversityAvenue as a four-lane street.

3.2.2 Lack of Pedestrian Amenities and Consistent Design Quality

The streetscape along University Avenue is characterized by uneven, poor quality development in astrip pattern, lacking variety, and quality architectural design and landscaping; the street environmentis not conducive to pedestrian activities.

Many of the comments made in this area focused on the need to improve the streetscape and pedestrianenvironment along certain portions of University Avenue. Suggestions included installing/improvingstreet oriented landscaping and street furniture, emphasizing pedestrian oriented uses, designingbuildings and improvements at a pedestrian scale and de-emphasizing street oriented parking. TheTask Force supported the concept of "activity nodes" (areas of intense pedestrian oriented uses andamenities) at key locations to energize the street, the development of a "village environment" anddesign standards to provide a consistent architecture and landscape image.

3.2.3 Over-Concentration of Certain Land Uses

The Task Force identified certain uses that are excessive and objectionable and, therefore, should bede-emphasized. These uses include gasoline stations, some auto service uses, drive-through restaurants,liquor stores and certain types of motels. The Task Force subcommittee agreed that problem land useswill discourage property improvement and that poor investment perpetuates itself.


###


3.2.4 Vacant Land

Currently many parcels along University Avenue are either vacant or contain unoccupied structures.These vacant parcels and unoccupied structures substantially contribute to the poor visual quality ofthe Avenue. The unoccupied structures and vacant lots often are in poor condition.

3.2.5 Poor Private Property Maintenance

Poor property maintenance was an often-expressed concern in meetings of the Citizen Task Force andits subcommittees. Maintenance of property along University Avenue affects property values and thegeneral welfare of the corridor. Corrective measures are necessary to alleviate poorly kept conditions.The Committee emphasized that an aggressive property maintenance program and code enforcementis needed to clearly define rules and consequences.

3.2.6 Unattractive, Illegal and Non-Conforming Signs

Much of the signage along University Avenue reflects the very liberal sign ordinance that predates thecurrent ordinance. There is a proliferation of pole signs at various heights and sizes, situated very closeto one-another. While code compliance efforts have kept the numbers of illegal signs down, illegalhandwritten signs, window posters and signs, readerboards and banners are still a source of visualblight.

3.2.7 Small Parcel Sizes and Overabundance of Driveway Cuts

Much of University Avenue, especially between Park and Chicago Avenues consists of smallcommercial structures on small lots of 50-60 feet in width. Individual driveways to each small lotinterrupt the pedestrian flow along the sidewalk, resulting in little room for landscaping, and causingunsafe traffic conditions. The consolidation of curb cuts and lots would provide opportunities forimproving the overall visual, pedestrian, and economic character of the area.

3.2.8 Incentives Rather than Restrictions

While land use regulations, development standards and code enforcement will be essential to theimprovement of University Avenue, consensus appears to exist over the important role that incentivescan play. The incentives are seen as both supportive programs, including but not limited to economicincentives, to help property owners beautify and improve their properties, as well as incentives builtinto the development standards to encourage conversion of non-conforming land uses to new useswhich reflect the longer-term vision for the corridor.

As noted above under incentives, the need for broad-based development standards should not simplybe viewed as new land use regulations cut from traditional cloth. In this sense, land use regulationsshould both "limit" as well as "encourage". To rely upon traditional change, whereby uses develop inaccordance with new standards, would be woefully inadequate in reversing the perception of decline.Instead, clearly articulated expectations, backed with suitable enforcement and incentives are vital tobringing about a rapid change in conditions.


###


3.2.9 Investment Throughout the Corridor

University Avenue is a vital link between Downtown and UCR--a street of City-wide importance.Nevertheless, University Avenue varies in character due to many factors: physical conditions, parcelsizes, existing and surrounding land uses, and so forth. These varied conditions must be recognizedand dealt with in the final development standards so that all parts of University Avenue are givenproper attention. For example, investment should be encouraged along all segments of the street,including the area between Park and Chicago Avenues where investment has been chronically absent.

3.2.10 Future Planning

Efforts at reversing declining conditions along University Avenue cannot stop with aggressivedevelopment standards. Strong support from the Eastside Neighborhood Advisory Committee (ENAC)exists for the need to follow the Specific Plan with an update to the Eastside and University Communityplans. Without addressing conditions in surrounding community areas, the application of newstandards to University Avenue alone will be inadequate.

3.2.11 Crime and Social Problems

The Task Force indicated that crime and social problems have increased in the area and that these issuesshould be addressed in the Specific Plan, where possible. The fundamental precept underlying theSpecific Plan is that positive change in the character of University Avenue can only be brought aboutthrough the joint efforts of community residents, business and property owners, and local governmentworking together. That cooperation is aided by a vision for the future established through the planningprocess and development standards which provide clear guidance to all parties concerned withUniversity Avenue. The development standards within this Specific Plan primarily have a physicalfocus. While there is an intangible relationship between the physical appearance and the design of thearea and its social character, the primary focus of the Specific Plan is on improving the physicalenvironment. In addition to the Specific Plan, other programs and activities must be undertaken toappropriately address the security and social problems in the area.


4.0 THE UNIVERSITY AVENUE SPECIFIC PLAN VISION

4.1 Overall Vision

In keeping with University Avenue's key role in the City of Riverside as the major thoroughfareconnecting Downtown Riverside and UCR, the Avenue and its adjacent development should have avital, impressive image. In order to create this image, the land uses adjacent to University Avenue mustbe revitalized in conjunction with streetscape and other improvements.

The Avenue must become an active, lively, visually attractive thoroughfare. Rather than continuing tobe a means for getting from one place to another, it needs to become a "destination" used by thecommunity, the University and visitors. In order to unify the area, a bold urban design, landscapingand architectural concept based on the agricultural history of the region is envisioned. Additionally,the street must interrelate with a multi-modal circulation system serving local vehicular traffic, a shuttlesystem, bicyclists and pedestrians. 4.1.1 A Glimpse of the Future

As is noted above, it is the vision of this Plan for University Avenue to become a destination used bythe surrounding community, the University, and visitors to the area, not just a place to pass through.In this vision, through traffic would be de-emphasized. The street would be designed to accent thevisual, the pedestrian and the ceremonial. As a traffic carrier, it would serve primarily to provide accessto the adjacent businesses.

Street trees, especially the existing mature palms, would be used as a prime building block to help makethe street aesthetically pleasing, and as friendly to the pedestrian on the sidewalk as to the motorist onthe street. New mature palms would be added where the existing pattern is incomplete. To add shade,color and visual interest at a lower level, flowering Chinese Flame Trees would be interspersed withthe palms. Along most of the Avenue, the street trees would be planted in beds of flowering groundcover in a landscaped parkway located next to the curb. The vision also calls for the use of historicallyinspired new street lights which would augment the existing modern street lights and providing betterlighting and more appropriate scale in relation to the pedestrian environment.

Chapter 4 The University Specific Plan Vision

####


The character of the landscaping and the architecture of University Avenue adjacent to the street wouldbe designed to be reminiscent of the history of Riverside. This would include citrus and palm trees,vine covered pergolas and trellises, courtyards, fountains, terra cotta tile roofs, smooth-textured stuccowalls, ceramic tile accents, period style lighting, and steel filigree trim.

The design of the streets would encourage pedestrians to walk along the street. These pedestrianswould be expected to come from many parts of the surrounding area and from more local sources,including UCR, the surrounding neighborhoods and from the Marketplace project at the west end ofthe project area. Most buildings and their entrances would be located close to the sidewalk inextensively landscaped areas. Ample parking would be provided at the rear of each site in tree-shadedparking lots screened from the view of adjacent residences. There would be outdoor cafes, restaurants,retail shops, dry cleaners, bakeries, food markets, camera and video stores, beauty salons, medicaloffices, professional offices, financial institutions and other businesses catering to a broad range ofpeople. University oriented uses would also be present, such as bookstores, coffee houses, recordstores, and movie theaters (Figure 8). Gasoline stations, drive-through fast food facilities, auto repairshops, motels, and liquor stores would be less prevalent.

The vision calls for apartment residences, to accommodate the University's growth, to be located in thevicinity of University Avenue in a mixed-use project near UCR, providing more people to support thebusinesses. The University campus would be expected to expand across the I-215 Freeway, includingthe University Extension and other campus facilities that are shared by the community. These wouldprovide additional support to the mixed-use and other commercial uses near the University. The vision calls for University Avenue to remain a four-lane street widened for bike lanes, bus baysand at major intersections to accommodate turning movements. A rubber tire trolley is envisioned torun between downtown and the University, stopping at the Market Place and at key destinations alongUniversity Avenue. Landscaped medians and parkways, textured terra cotta colored crosswalks areplanned as a means for softening the effects of the widened intersections. Buildings along UniversityAvenue would be designed to create visual interest and a pedestrian scale to the street.

In keeping with the subdistrict concept, it is envisioned that the intensity and height of buildings willvary from the west to east along the Avenue. Near the western end of the corridor adjacent to theEastside community, from Park Avenue to just west of Chicago Avenue, and where lots are shallow,there would be one- and two-story buildings scaled to


####


be compatible with the adjacent residences. Closer to Chicago Avenue and to the University wherethere would be larger parcels, taller buildings would be interspersed with the one- and two-story tileroofed structures which are planned to be arranged in village-like patterns with internal landscapedpaseos, courtyards, outdoor dining, and a festive atmosphere (Figure 8).

As property redevelops along University Avenue on consolidated parcels, the number of curb cuts areplanned to be reduced, which will have the effect of encouraging more bicyclists and pedestrians in thearea from the University to Chicago Avenue. Through incentive programs, is envisioned that olderbusinesses will refurbish building exteriors, install new landscaping and replaced pole signs withattractive monument signage.

Using the provisions of this plan and coupling it with the support of the local business community, itis envisioned that University Avenue will become an attractive, safe and exciting place where businessowners take pride in the appearance of their properties and visitors come to enjoy a vital and safepedestrian experience.

4.1.2 What Are Strategies for Achieving the Vision?

A broad and concerted effort aimed at redefining University Avenue will include:

! Physical improvements to the street

! Alteration of the land use mix

! Implementation of design and maintenance standards

! Investment in quality, affordable housing

! Investment in the business community

! Investment in the people

Key strategies for implementing the overall vision (Figure 9) which were set forth in the UniversityAvenue Strategic Development Plan and updated during the Specific Plan process include thefollowing:

OJ

.s E

>

.cn

0 .~

:;, --cn

0---oC

UQ

)-->-cu

0-~

3: ~

Q)-:J

ucnQ)

:;'Q)oC

03:-

.,,~

Ii' ~',~

'~r'~

:=:

~",

,~','",

',-,', '"

"l.J-.,-;c", ~":'~

', - '

X'"

"/"~

\ ~".

":':;'1" "

~'"

'~'~

"'(" ';'

-:-~, "'~

' J,

, '.i '-'~

.," "",

"'" ,.

,~\

'<-'I"'..~

'~'~

"~""'~

"J' ",

'"""

"" "

'" "

',.. ""'A

,'"

'" .-',

"', .,

1',,', '"

"'{ "',

"'-:":::::_'-:"- '.';i~

':-:::"'.:"-~~

~)i~

::::

{,'~..!

" ,<

.,,',.,"

"'r, "'"\',:

~-:'~

~:~

,-".:Y/ ,'-

0) "0-

"iU

0'">

0

0)0-

-C ~"-

0..8

0)--0

ooo'U-C

o0):=

0)

OIo~

"0 .D

.-0-

"-

O::JeO

):5C

c.o.E.O

)

Q)

"iU

't:",~

Q

)'-

-a.

c>'C

,

o'~

Q)

.',-

c u

...,.~

"iU

~

~

",,'-N

E...,

,-,'.c

'- c-,

~~

-E

.-I¥"

u ~

a.-

Q)a.Q

)~oa.?=

"0 >

. ,- >

u

0 '""'

oQ)e~

_.cc:~

a.-oC/)

~Q)

'EQ)

(/) 0

UQ

)Q

)C)

Q) "-

ca_0-ca"-:=>

Q.>

"t: Q

) >.

>'Q

.(/)~Q

)_:J(/)

~

",-""-O

"OQ

)Q

)ca=Q

»"0

=

.D

)( "2

0"- :J.-

~

.~

Q. E

3.

f-"'"wZ<..J~

.','"

.'""~'~~~{t~":!

~J..~~;~~~::~;~ -';"~'-.::,-

!~~,,';t ,/-,:'

~'" \~

'*--.JI"'~:' i','"

<.'-_.~_:'}'! "--;

"':: ':"

, ,

"- ."~:

~~""',.-"",~-(

,,-~ ..~,~,

~"

'\ '",

'-"',/--:0"-,,-,,,,"/, ~---

"i "-:",

\

~~

",' '~"-:-"'(

/ "~~,

I.,:' "--~'.~

v, '"

, )""""

"',-,

I..~

'r'~,-" I,

""', """,

"-'-""""'1'"" "

""'

~i

,'",7,., {,

'{~""",-;,~ "

"'(.';" I",t",

.1/ "'.

'!"'..;";-(~...,,-:Jt~1 "':'~~""';-:"'(

:/,,~:: ';-':::"'"

b ."'---~"_.""'-J

""""'" '"

"',., ,

'" 'j<.,

--~. ..:';;""""""':;::;::.--

.:::~::::.";-':.. ,",..

,',' :">,'

"..".."'.' /,'

":'~'\"i ,~

.:.: ,

:'-, -""'--

.~..:'?,'.

~:~

,I ~~¥"':::'~'...",'

/ "-:",.(~../

,.., "..

~"'",...'i""'"

"'.)"1 '

'. oJ

',', '..

""~'",' ",

~ ...,

'" ",

','-'

J'

'r.. "

, ,

1 h.

-~

'. "

"..

'\-"',

'., 1

,"" "

,. ",

',"-. -""

" ~

', "'Jr

~ /.;;

.~ '

""'.. ("",..

,

~ '"

.;;. ..:.

""":";~'" """'-::;:'.7,,"'...,'.

""

Ii

., '"

~ "

" ',~

, ,

r

~ ~

'" "'--"--"

','...v,

.::: ""':"---:-:

}'/

,>; ""

',~ .,

" ~

i "v"

L,:;:,:/'Vr

'~~

i; ::~~

~~

~

2J; iL

c I,.

:::C~

;:.! ,,:'.)",".)';

"j;:')",

,,-'~'"

,.,,'"'..

'A.'X

-;-t,""');.',

'1--~-"

,-",-- '"

,.

v-!,," ,..

'-' -,')

,..

JI -,.'.,I/,~

.J', ,~

""-,,,..,.,-,,-

"":V"

~'A.-:>

. -,r-'

_'1

.,<"

,'),,,

-", ,)

,',/'

-,v.'

',I ;~

. "

(,::'

::,~

'~,; ,:,-~

"..,,- --.

~'""i_-,J.~jJ.j

~'T

-..,-..,.,.,"""'" I_] l~¥

1"'"]-r-' r'--i:"~-'~

T

, ~,

""f---,~I

-"m;;

, '-!~"-'

"--'

...;.~:

",O,

/1;(."

(1

.".d..,

" ',~

",', " 1 '

"',~

:.'.~

,~-..;".)','

I,' '"

'r-~

',~~

, ~

, "A

",",'

", ,.

".'(/~

;:~

":"-'", j,.

I;'",} ","",,,,

I...'

"j',', ~

"-', i~

,-" "'0

"-'",'oJ I:-,~,. -'l.I-',,:. ~

~

.J'>

' ~,,"t'," ',~~

,,"'_' '-';"'-,:,

"1'~

I ",,','J

~"~

--'J 'v,';;?

~""".""

",'""'~~

-:;'. ,1o:~

:I"~~

" -J"",';

:,), -$'~

,

" \',.

""-. T

~I.

~

;,

;.i;..-<>

-!::'"~IIj;..~

-.., '-.."..'.,.

-'If; .

,,

;~ ..,/f~./:;/

(/ ././ .//'

.,.

f-..~., ,-"

~:.1 J

3.\V O

HO

:lNV

H:J

"3AY

-V/A

Oj-

S:-~

i'-~

! '3.\V

OD

V')IH

')~

~

-r

1:~l3'-\v

V,\\V

.L.LO

"r:;JTT

1, !~

]l

r:~ ::::::00

1m

[!m:

8~V

S

O.LdA

.,v:>n3

...~":'

,. 3A

V

)I.)L\\3DO

3S

'~=

~=

'1

""!I.i;>-

; !<

! ,~!Zi<!..i~

--] !~! !~

zffi

caU

)Q)

U) ...

Q)

ca.s

>-

U)

.~~

c.c~_'t:

"'(08.E

a.U

) 0 0>0)

.c~

ca.5

(I: C

-caC

0)-o>

cc..0>

0-JC

0».0>u.cEO

>t¥'a.

U)u..o

8.°-a;0:J>"00>a._O

(/) ca

Q)

~(/)

uta~

'-Q)C

)~

~ ~

.Ec:=

Q

) Q) .-

o(/),-ca__Q

)~E

Q)

ca ca

(/) '-

->'-

Q)

.-Q)

c:'- '-

> .-

0.'- (/)

-ofiQ)C

:Q)

:J .-'- ~-u=o>

.c:C,)

_.cca~

0'1>'

~~

=~

.~b

~(/)

~e§'-0)'t>~~5.--rn

>~'""0)

0

.

~~Co')

~~~~::> ~::::>

~~~~ \.)tl,.

\.)tl;JQ

,.~ ~~~a..

";'\~~00~~

.


####


!!!! University-related housing: Based on a market study by Keyser Marston Associates, Inc.,the strongest demand for new development in the area is for student housing and other uses thatcater to the needs of the growing University population.

Increasing housing in the area will act as a catalyst to improve the pedestrian environment,enhance development of retail and office space and help finance these improvements.Immediate development of housing is recommended north of University Avenue as a part ofa mixed-use "village" adjacent to Iowa Avenue and on vacant University of California atRiverside lands south of the Avenue. See Section 4.2.5, Subdistrict 4b. for a further descriptionof the vision for one housing site.

!!!! Initial focus on key public/private projects in strategic locations: A major ingredient inthe overall vision/development strategy is to focus on public/private projects in strategiclocations along University Avenue to act as catalysts to stimulate development all along thecorridor. An opportunities and constraints analysis of the physical conditions, ownershippattern, and market along the corridor found that such projects would be most appropriate onboth ends of the corridor and in the middle of the corridor near Chicago Avenue (Figures 9 and10):

- Fronting directly on University Avenue near UCR, the University Village Center willbe oriented to faculty, students, visitors, and the overall community. The UniversityVillage Center is seen as a unique opportunity along University Avenue to create atown-gown village, in the tradition of Westwood Village near UCLA, Harvard Square inBoston, and the Marketplace in Irvine. A description of the vision for this follows inSection 4.2.4, Subdistrict 4a.

- At the west end of University Avenue, development of a neighborhood ethnic shoppingcenter as a part of the Riverside Marketplace Project, with small restaurants andneighborhood services.

- Revitalization of the community shopping center on both sides of Chicago Avenue onthe south side of University Avenue to include a mix of retail and office uses andperhaps housing in an intensely landscaped environment as further described in Section4.2.3, Subdistrict 3.

(/)

c:Q)

E(/)Q

)>c:

"0Q)

)(

i:i::

Q)

~~

(/)

~(J(\1

C\J

Q)

>0(/)Q

) (/)

o~

c:(/)

0-c

:-E0(\1

Q)

-C~

N

c:

~

=

00-

(J

"'(ij '5

(/) C

>.~

Q

) -C

c:

c: -C

c:

.--c:

(\1:2Q

) :J

-0-:J

Q)

Q)

c: .c

.c. C

>

(\1 ..-

~

(J 0

j>(\1

0(/)

c..

(\1

~ ~

>~

~flJd

~.~

G

o)

~. I""

e =

0.

.~

.2~

G

o)>

O'~

-a°u""~fIJ

E.~

~b

fIJ

~otj~

"'(ij(/)

.-Q

) -

--c:::J

(/) Q

)-Q

) "'0

(J --(/)

.-:J

:J .,...

(/)---'""

Q)

-(J c::

(/) 2

tU a:

(J --.J

C>

.~

(/) c::

0(J.- .--

-~:C

(/)

(/)Q

).-

0- :J

XIZ

a.W

.1


####


!!!! Small business opportunity area between Chicago Avenue and Park Avenue: BetweenChicago and Park Avenues where parcel widths are narrow and lack substantial depth, andwhere the residential uses of the Eastside Community are directly behind the commercialparcels along University Avenue, a small business area which serves this local community isenvisioned as a landscaped and well-lighted environment oriented to the pedestrian. Moreneighborhood retail, restaurants, services and offices are encouraged on consolidated parcelsto change the blighted conditions of the area consisting of an overconcentration of motels andauto uses, obsolete and boarded-up structures and pylon signs. A further description of thevision for this area follows in Section 4.2.1, Subdistrict 1.

!!!! Improvements to the remaining area: Improvements in the remaining area are expectedto occur primarily as private investment is made in the area. See Section 4.2.3, Subdistrict 3for a description of the vision.

!!!! University Avenue developed as a one-of-a-kind unifying street: A new and extensivelylandscaped streetscape will be the major unifying element for University Avenue, improvingthe visual quality of the Avenue and the pedestrian environment (Figure 11). Widening of theroadway pavement beyond four lanes will be limited for bike lanes, turn lanes at majorintersections and for bus bays. Existing palms are generally remaining in place, and new onesare added, interspersed with new flowering trees along both sides of University Avenue. Toenhance the pedestrian environment where possible, sidewalks are separated from the curb bythe street trees. The use of citrus trees, thin water elements reminiscent of the Gage Canal,trellis elements for bus stops, historic pedestrian-scale lights and brick-like, accented pavingwill emphasize Riverside's heritage.

!!!! Transportation connection: Economic vitality is critically dependent upon the ability of anarea to function in the role of a destination for shopping, recreation, entertainment, and so forth.University Avenue's role as a link between Downtown and UCR means that investments needto be made in physical improvements which promote localized economic activity. A shuttlesystem, bikeways and a pedestrian network to link University Avenue, UCR and downtown isan integral part of the vision of the future for University Avenue.


####


!!!! Development and design standards: Adoption of standards through the Specific Plan willguide property owners in shaping new construction and remodeling to help bring about aunification and transformation of University Avenue. Abatement and amortization provisionscan help facilitate conversion of land uses to new activities which are an integral part of thefuture character of University Avenue. Standards and guidelines herein stress a pedestrian-scale architecture and landscaping for areas adjacent to University Avenue, and will be usedin the zoning and design review process.

!!!! Property maintenance and code enforcement: New property maintenance standards andaggressive enforcement of the standards as well as existing standards, will substantiallyimprove the physical environment.

!!!! Continuous crime watch and police patrol: Continuation of the recent efforts by theUniversity Avenue businesses and nearby residents of a crime watch program and active patrolby the Police Department will reduce crime and anti-social behavior which deter newbusinesses.

!!!! Promotion of economic activity: Realization of the future economic potential of UniversityAvenue should not preempt interim uses of property which can promote economic activitywhile preserving the ability to convert such uses at the appropriate time. The Specific Planprovides for such interim uses of property under specified conditions.

!!!! Partnership with the Eastside Community: The role of University Avenue is a complexone. The Avenue is an important link between major anchors of the City. It serves city-widepurposes in both prominence and function. But the ownership, to a significant extent, rests withthe Eastside Community, through which the Avenue extends over much of its length.

To the extent University Avenue and the Eastside Community are inseparable elements, thevision for the Avenue must also be a vision for the Community. Issues such as jobs, housing,child care, pride, ownership, safety, and empowerment, which are critical issues to anyestablished community are by default a component of the Avenue's future.


####


These components together form the overall vision and development strategy for University Avenueand are interrelated. One component cannot be changed without affecting the other components.

4.2 Vision by Subdistrict

A critical look at University Avenue quickly reveals its character of interrelated subdistricts. Eachsubdistrict recognizes the unique character of its individual segment of University Avenue. With itsown unique land uses, and when combined with the other elements of the Specific Plan, each subdistrictwill contribute to the realization of the vision for University Avenue.

Consistent with the general purposes of the University Avenue Specific Plan and the long-range visionof University Avenue, the following subdistricts are established as described in the "University AvenueSubdistrict Map," Figure 7.

4.2.1 Future Vision: Subdistrict 1 (Small Business Opportunity Area)

To continue and enhance the small business area between Park and Chicago Avenues uses to serve thelocal adjacent community such as neighborhood retail, restaurants, services, and offices are encouraged in small - scale, red-tiled structures fronting on a landscaped


####


University Avenue corridor. Additional motel, auto and drive-through uses will be discouraged.Incentives such as a facade improvement program and redevelopment programs will be provided toencourage use of vacant, boarded-up structures, replacement of obsolete structures, and reuse of olderhistoric homes. Within this Specific Plan, incentives are provided for property consolidation andshared parking and access to minimize curb cuts on University Avenue. University Avenue, in thisSubdistrict, is planned as an extensively landscaped corridor, with the existing palms, the mature treesat Bobby Bonds Park, and new palms and shade trees separating the sidewalk from the curb,strengthening the visual image from the automobile and protecting the pedestrian from vehicular traffic.The combined 16-foot landscaped parkway and 20-foot setback for buildings on either side ofUniversity Avenue are landscaped and lighted by pedestrian-scale lighting fixtures. Building entrancesface this landscaped parkway on University Avenue and parking is at the rear of the parcel, rather thanin the front yard.

4.2.2 Future Vision: Subdistrict 2 (Community Shopping Center Area).

Subdistrict 2 includes the south side of University Avenue from Ottawa Avenue to approximately 600feet east of Chicago Avenue and currently is characterized by fast food restaurants, full servicerestaurants, motels, banks and auto service uses on small parcels. In addition, there are shoppingcenters on either side of Chicago Avenue, the older Town Square project, and the newer ChicagoCenter Shopping area of approximately 17 acres and 8 acres respectively.

The vision for this Subdistrict is to continue the shopping center uses as well as entertainment, officeand restaurant uses in rehabilitated existing structures and completely new structures. Both sides ofChicago Avenue, the University Avenue frontage, are proposed to be linked together architecturally,with landscaping and with aligned pedestrian and vehicular crossings along Chicago Avenue, to createthe appearance of one coherent


####


center. Extensive landscaping, including the parking lot, is intended as a major element, as well asconnections through to the adjacent residential community. An opportunity is provided to includeresidential uses within a planned mixed-use environment subject to specific development standards.

4.2.3 Future Vision: Subdistrict 3 (Visitor Commercial and University-Related Use Area)

Currently, Subdistrict 3 contains larger and taller structures than the remainder of University Avenue.Visitor-serving uses, such as the Hampton Inn, the Days Inn, and the Holiday Inn are interspersed witholder offices, banks, retail shopping, restaurants and service stations. Also in this subdistrict, theUniversity has begun to purchase land for University-related facilities. The vision for Subdistrict 3 isto continue the current trend of a mix of visitor-serving/retail commercial, restaurants, offices andUniversity-related facilities and larger structures fronting on a tree-lined University Avenue.Streetscape improvements and design standards and guidelines will contribute to improving thearchitectural and landscaping environment. The pedestrian environment is to be improved by theaddition of palms, shade trees and street furniture as part of a widened sidewalk along UniversityAvenue. A landscaped median with thematic accent trees will help to reduce the perceived width ofthe street. The pedestrian connection to UCR for the area is planned to be reduced by the eliminationof the free right-turn portion of the on-ramp to I-215 and the construction of a land bridge over I-215from UCR to the University lands south of University Avenue. In order to reinforce the intendedpedestrian environment, new structures will be encouraged to have an architectural style that drawsfrom Riverside's heritage.


####


4.2.4 Future Vision Subdistrict 4a (Mixed-Use Development Area)

A Unique Opportunity Along University Avenue.

The University Village Center is a unique, one-of-a-kind opportunity to help strengthen the tiesbetween the campus and the community and improve the surrounding environment. The UniversityVillage Center is envisioned as a mixed-use, town/gown village in the tradition of Westwood Villageadjacent to the University of California in Los Angeles, Harvard Square adjacent to Harvard University,College Avenue in Berkeley, adjacent to the University of California, and the new Marketplaceadjacent to the University in Irvine (Figure 12).

The Downtown/Central Industrial Development Implementation Plan designated the area surroundingthe intersection of Iowa and University Avenues as a UCR Village. The analysis of opportunities andconstraints, physical characteristics, and market factors, and ownership patterns (85 percent in twoownerships) suggest that the initial University Village Center be located in Subdistrict 4, a triangulararea of approximately 16 acres north of University, defined by I-215, University Avenue, and IowaAvenue. This site is close enough to the University to encourage pedestrian and bicycle traffic, thelarge exposure on University Avenue will have an immediate impact on the character of UniversityAvenue, and its adjacency to I-215 should make it attractive to retail and office users.


####


A Mixed-Use Village

To attract students and the community, the University Village Center is planned to be a uniqueenvironment, with special uses, not a traditional shopping center typically found on a highway-orientedstreet. The proposed character is "village-like", with retail shops, restaurants, a theater and otherentertainment facilities clustered around a series of outdoor courtyards. A pedestrian paseo with ampleroom for outdoor dining, artwork, shopping, performers and strolling is also anticipated. Housing isproposed to be a vital a part of the center, keeping the area an active environment, popular throughoutthe day and evening. University oriented uses, such as a satellite bookstore or Universityadministrative offices and professional offices would also be part of the mix, further adding to thecharacter. Retail tenants would include such shops as small apparel stores, athletic wear stores, audioand video stores, poster stores/graphic arts supply, book stores, stationery/greeting card outlets, coffeeshops, yogurt and ice cream shops, lunch and dinner restaurants, dry cleaners, copy shops, hair stylingsalons, travel agents, photo processing facilities and florists.

The architectural scale would vary from one to four stories and reflect early California or Mediterraneandesign concepts while allowing expressions of contemporary accents. The landscape design will becomposed of a variety of formal and informal clusters of palm, citrus and shade trees. Hanging pots,pedestrian-scale lights, and planters are expected to enliven the balconies, courtyards and paseos.Initially, all uses should have adequate surface parking, however, accommodation is made forstructured parking at a later date. Figure 8 illustrates the architectural character envisioned for thismixed-use village catering to the community, visitors, and University students, staff and faculty.

4.2.5 Future Vision: Subdistrict 4b (Mixed-Use Development Area)

Subdistrict 4b is envisioned as primarily a multi-family housing area catering to the Universitypopulace and with some ground level retail along Iowa Avenue. The extensively landscaped site wouldhave a campus-like environment consisting of two- and three- story buildings clustered aroundcourtyards and interesting outdoor spaces with trellises, awnings, potted plants, arches, and arbors. Inkeeping with the overall landscaping theme for University Avenue, citrus trees, palms, water elementsand textured paving, and a network of pedestrian paths are a part of this garden concept. A strongpedestrian and vehicular connection is proposed to link this residential complex with University VillageCenter in Subdistrict 4 and together Subdistrict 4a and 4b are expected to form an exciting, viablemixed-use complex anchoring the eastern end of University Avenue.


####


With implementation of the standards and guidelines in this Specific Plan and a partnership of thepublic and private sectors working together, this vital, memorable vision for University Avenue canbe realized.


5.0 CIRCULATION / STREETSCAPE STANDARDS AND GUIDELINES FOR PUBLIC PROPERTY

5.1 Circulation Concept

The University Avenue corridor is to provide vehicular, transit, bikeway, and pedestrian circulationlinkages between Downtown and the University as well as land uses fronting the Avenue. Thestreet is planned to de-emphasize through traffic and emphasize the visual, pedestrian, andceremonial. Major vehicular pass-through traffic in the area is planned to be accommodated alongstreets parallel to University Avenue. UCR's long range development plans reinforce this conceptin its Long Range Development Plan, which recommends that University Avenue become theceremonial entrance to the campus and that major campus vehicular access be from PennsylvaniaAvenue and Blaine/Third Street.

In order to enhance the pedestrian, visual, and ceremonial aspects of University Avenue, theexisting palm corridor and the mature trees near Bobby Bonds Park must be maintained (Figure13). To achieve this and increase the opportunity for retail shopping, the Avenue would remain as afour-lane street, widened only as necessary for bike lanes, bus bays and at major intersections forturn lanes.

5.2 Streetscape Standards for University Avenue

A new extensively landscaped streetscape for the public rights-of-way is planned to be the majorunifying element for University Avenue, improving the visual quality and the pedestrianenvironment.

Circulation/streetscape standards to unify University Avenue include the following:

! To protect the existing palm corridor and the mature trees near Bobby Bonds Park and stillprovide improved traffic service, University Avenue shall be maintained as a four-lanestreet widened at major intersections (Chicago, Iowa, and Kansas Avenues) for additionalturn lanes and for bus bays (Figure 14).

! As property develops along University Avenue, adequate rights-of-way shall be acquiredfor major intersections, for bus bays, and for the basic 100-foot arterial recommended in theCity of Riverside draft General Plan.

Chapter 5 Circulation/Streetscape Standards and Guidelines for Public Property

#####


! To avoid a "saw-tooth" effect from sporadic widenings, developers should be required tocontribute to a fund for future street improvements, in lieu of being required to do actualwidenings.

! To accommodate a bike lane the entire length of University Avenue, the area betweenKansas and Chicago Avenue may need to be widened by 10 feet. This widening should beengineered so as to avoid the existing mature trees adjacent to Bobby Bonds Park.

! New palms shall be added to reinforce the existing palm corridor and provide the majorunifying element for the street.

! Flowering shade trees shall be added at regular intervals in between the existing and newpalms.

! Decorative crosswalks shall be provided at major signalized intersections.

! Concrete sidewalks with brick-like accents near intersections shall be provided, separatedby landscaping from the curb, where feasible.

! Other pedestrian amenities shall be provided along University Avenue, including historicpedestrian lights in selected areas, citrus trees and water elements, trellises at keyintersections or bus stops, and street furniture.

! A rubber tire shuttle system is encouraged along University Avenue, connecting theUniversity, the Marketplace and Downtown.

! Bus bays shall be provided along University Avenue in the same general location as theexisting bus stop.

Figure 15 indicates typical varying conditions proposed for University Avenue. In this concept,except at major intersections, and for bus bays, the pavement width shall remain as it is today, withraised landscaped medians near Chicago and Iowa Avenues and from Iowa Avenue to I-215. Thebalance of the street would have a painted two way left turn lane, however, a continuous 8-footlandscaped median may be considered as an optional second phase. This would, however, limit leftturns, except at major intersections, reducing access to individual parcels and requiring majorreconstruction of the street. Standards for the planting and sidewalk patterns for individualsegments of University Avenue include:


#####


5.2.1 From Park Avenue to just west of Chicago Avenue (Subdistrict 1)

This area is predominantly four lanes, has parkways, generally 16.5 feet wide, with informalplanting and sidewalks protected by a planting strip (Figure 16). Standards for the public right-of-way are as follows:

! Maintain existing mature trees and introduce new palms to continue the "palm corridor" andnew canopy shade trees.

! Continue to use curb line parkways as the standard.

! No widening except as needed for bus bays, bike lanes and turning movements at majorintersections.

! Provide pedestrian-scaled street lighting and decorative crosswalks.

! Consolidate driveway access, where possible.

! Plant special setback area compatible with streetscape as a part of adjacent new privatedevelopment.

5.2.2 From just west of Chicago Avenue to Iowa Avenue (Subdistricts 2 and 3)

This area is primarily four lanes wide with widened sections at Iowa Avenue and on the south sidenear Cranford Avenue. It is also the area of the most predominant existing palm corridor. Standards for this area include:

! Widen University Avenue intersections at Chicago and Iowa Avenues for additional turnlanes and decorative crosswalks, landscaped medians, and shade structures.

! Maintain existing palms trees, except at intersections, where the palms shall be relocatedinto the parkway. New palms, interspersed with shade trees, shall be added.


#####


5.2.3 From Iowa Avenue to I-215 (Subdistricts 3 and 4)

The street has already been widened to a six-lane cross section, and the existing rights-of-way are120 feet in some areas. The concrete sidewalk is 17 feet wide in some areas with palm trees incutouts along the sidewalk (Figure 17). This area is to be the major ceremonial entrance to UCR. Ithas the potential to be an active pedestrian area if adjacent uses can attract University students,faculty and staff, and provided the freeway overpass and ramps are made more pedestrian friendly(Figure 18).

Unique streetscape standards for this area include:

! The current pavement width and striping for four lanes shall be maintained in order toutilize the remaining pavement area for bicycle lanes and a future shuttle.

! Caltrans shall be petitioned by the City to eliminate the suburban ramp, initially through useof a stop sign and subsequently by closure of the free right-turn on-ramp and provision of apedestrian-activated crossing signal at the remaining hard-right on-ramp access.

! A median shall be developed which is landscaped with thematic accent trees such as citrus,and water elements.

! The entire parkway area shall be paved with brick or other modular pavers in a "red brick"color interspersed with poured concrete and shade trees in tree grates.

! A decorative mid-block at-grade pedestrian crossing and traffic signal shall be provided, ifjustified by an appropriate pedestrian study.

! Palm trees shall generally remain in their current locations, and new canopy trees shall beadded at regular intervals between the palms.

5.3 Streetscape Improvements Guidelines

5.3.1 Existing and New Street Trees in Parkways

! Existing mature trees in the public right-of-way should be retained, if possible.


#####


! New canopy (shade trees) shall be the Kollereuteria bipinnata (Chinese Flame Tree) in a 36-to 48-inch box size with root barriers. Trees shall be large enough and shaped or trimmedto avoid overhanging branches interfering with traffic. New palms shall be Washingtoniafilifera (California Fan Palm) in a height to match existing palms. Property owners may berequired to provide an easement for planting and maintenance of street trees.

5.3.2 Accent Shrubs and Groundcover

Flowering evergreen groundcover shall be provided in medians and parkways, includingRaphiolepis indica "Ballerina" (India Hawthorn) and Lantana montevidensis (Trailing Lantana).

5.3.3 Crosswalks

Pedestrian crosswalks at signalized intersections shall be made of brick-like, patterned interlockingconcrete pavers.

5.3.4 Sidewalks

The minimum sidewalk width shall be 6.5 feet. Ten-foot wide or wider sidewalks shall beprovided, where possible, but not to the exclusion of a planted parkway as stipulated by subdistrict. Sidewalks shall be concrete paving with a broom finish and interspersed with brick or decorativepaver banding at appropriate intersections. Where parkways are not called for, minimum 4-footradius tree wells shall be provided for shade trees.

5.3.5 Medians

Medians shall utilize the groundcover specified for the parkways and be distinguished by a uniquetree such as citrus or another special treatment.

5.3.6 Pedestrian Lighting

Pedestrian lighting shall be located near the property lines, focused near major intersections andalong areas of concentrated pedestrian activity. Figure 19 illustrates the recommended design,which is the same standard and globe approved for the Marketplace project. Existing overheadstreet lights shall be maintained to provide general lighting.


#####


5.3.7 Streetscape Furniture

Figure 19 indicates recommended types of trash receptacles, benches, and a combined newsrackand planter. Figure 20 illustrates a bus shelter concept which includes a trellis. Another designmay be developed during the construction document phase for the bus shelter.

5.3.8 Gateway Landscaping

At the intersection of I-215 and University Avenue, if approved by Caltrans, citrus should be usedwithin the freeway right-of-way to create an entrance responsive to the heritage of UniversityAvenue.

5.4 Alleys

Developments which abut alleys shall incorporate appropriate safety and "defensible space" concepts.Site planning for all such development shall provide for a completed “edge” to the alley and shalleasily facilitate suitable planting, lighting, visibility and maintenance of all abutting areas.

Chapter 6 Land Use Regulations

OOOOOO

U N I V E R S I T Y A V E N U E S P E C I F I C P L A N Page 6-1

6.0 LAND USE REGULATIONS

The policies, standards and design guidelines in this Specific Plan are formulated to implement

portions of the overall vision and development strategies presented in the University Avenue

Strategic Development Plan and to address additional concerns of the Citizen Advisory Task

Force. This chapter outlines objectives and policies for the first of the major plan components -

subdistricts and land use.

6.1 Definitions

For the purposes of this Specific Plan, the meanings of words and phrases ascribed to them in

Chapter 19.04 of the Riverside Municipal Code shall apply. Additionally, for the purposes of this

Specific Plan, the following words and phrases, whenever used in this Plan, shall be construed as

defined in this Chapter, unless from the context, a different meaning is specifically defined and

more particularly directed to the use of such words or phrases:

Check Cashing Facility shall mean a person or business that for compensation engages,

in whole or in part, in the business of cashing checks, payday advances, warrants, drafts,

money orders or other commercial paper serving the same purpose. “Check cashing

facilities” do not include a State or Federally chartered bank, savings associations, credit

union or industrial loan company. ”Check casing facilities” also does not include a retail

seller engaged primarily in the business of selling consumer goods, including consumables,

to retail buyers that cash checks or issue money orders for minimum flat fee as a service

that is incidental to its mail purpose or business.

Consolidated Block Development shall mean a project submitted for approval under a

single application, 1) containing an entire block of lots fronting on University Avenue

between intersecting streets and which eliminates all curb cuts directly from University

Avenue, or 2) consisting of contiguous lots totaling 2 acres or more, which substantially

reduces curb cuts on University Avenue and improves pedestrian/vehicular circulation and

landscaped image.

Indoor Swap Meet shall mean any store event where merchandise is offered or displayed

for sale or exchange and in which the sales area has been subdivided to allow for individual

sales booths that are available for lease to individual tenants. For purposes of this

definition, areas bounded by permanent floor-to-ceiling walls or windows, in which all

entryways are capable of being closed and locked, shall be considered separate stores and

not subdivisions of one store. No store in which one vendor occupies at least eighty percent

(80%) of the floor area used for sale of goods shall be considered an indoor swap meet.

For purposes of this section, a vendor is each person offering goods for sale in a store who

is subject to a permit from the State Board of Equalization to engage in or conduct business

as a seller at that store. Each such vendor shall be deemed a tenant in that store. The term


OOOOOO


swap meet is interchangeable with and applicable to flea markets, auctions, farmer’s

markets (except certified farmer’s market as defined in Chapter 19.04 of the Riverside

Municipal Code) or other similarly named or labeled activities; but the term does not

include the usual supermarket or department store retail operations.

Mini Mall (see zoning code).

Planned Mixed-Use Commercial/Residential Development (also "Mixed-Use"

Development) shall mean a project submitted for approval under a single application,

which project contains a combination of commercial and residential on a lot or a group of

contiguous lots which constitute a single building site, and which is characterized by an

integrated architecture, site design, function and purpose.

Shared Parking Analysis shall mean an evaluation of the total parking requirement of all

individual land uses within a "Planned Mixed Use Commercial/Residential Development"

in order to determine the number of such required parking spaces which may be shared by

two or more individual land uses without conflict, thus reducing the total parking

requirement for the development.

Streetscape is a term for improving the visual and pedestrian environment of a street by

providing landscaping, street trees, pedestrian scale lighting, sidewalks, street furniture and

other pedestrian amenities.

Tobacco Store/Smoke Shop shall mean a business with the sale of tobacco, either loose

or prepared as cigarettes, and products for the smoking of tobacco constituting more than

thirty percent of gross sales and/or thirty percent of net lease area.

6.2 Intent of the Land Use Regulations

Land uses within the Specific Plan area are discussed below in terms of: 1) overall objectives 2)

the relationship of Specific Plan land uses to those in the Land Use Element of the General Plan

and Specific Plan Land Use Designations 3) land uses permitted within the Specific Plan area.

The Specific Plan incorporates the following in order to achieve the expressed intent of the plan:

Encourage and appropriate mix of land uses and investment on the Avenue to revitalize

and bring about a demonstrable change in the Avenue's character.

Limit or prohibit certain objectionable uses or over concentration of uses along certain

segments of University Avenue including gas stations, some auto uses, fast food drive-in

facilities, liquor stores, and motels.


OOOOOO


Provide land use and development standards incentives to encourage mixed-use

developments and the conversion of nonconforming land uses to new uses that reflect the

long-term vision for the corridor.

Implement the land use concept of the University Community Plan, which includes

distinctions between land uses east and west of Chicago Avenue.

6.2.1 Relationship to the General Plan Land Use Element

It is important that the General Plan and the Specific Plan remain consistent.

The Specific Plan interprets and refines the General Plan designations for this Specific Plan as

follows:

In general, retail, commercial, and office uses are permitted along the entire corridor.

In addition, Planned Mixed-Use Commercial/Residential Development are encouraged

with a Site Plan Review Permit.

6.2.2 Land Uses Permitted Within the Specific Plan or by Subdistrict and

Limitations

Table 2 and Table 3 list limitations on these permitted uses.

Key To Land Use Classifications

The symbols in Table 2 designate the following land use classifications within each of the

University Avenue Subdistricts:

The letter "P" designates use classifications PERMITTED in the University Avenue

Specific Plan Area.

The letter "L" designates use classifications in the University Avenue Specific Plan Area,

which are subject to certain LIMITATIONS prescribed by the number or numbers

following the "L" designator shown in Table 2. Prescribed limitations can be found in

Table 3, "Additional Use Regulations," that follow.

The letter "C" designates use classifications only permitted in the University Avenue

Specific Plan Area subject to the granting of a CONDITIONAL USE PERMIT. The

granting of such permits may be for a specified, limited period of time as determined

through the approval process.

The letter “M” designates use classifications only permitted in the University Avenue

Specific Plan Area subject to the granting of a MINOR CONDITIONAL USE PERMIT.


OOOOOO


The granting of such permits may be for a specified, limited period of time as determined

through the approval process.

The letter “SP” designates use classifications permitted in the University Avenue Specific

Plan Area subject to the granting of a Site Plan Review permit.

The symbol "-" (a dash) designates use classifications NOT PERMITTED in the University

Avenue Specific Plan Area.

Using Tables 2 and 3

Land Uses Permitted In Each Subdistrict. The land uses permitted in each Subdistrict shall be only

those uses expressly permitted in Table 2.

This table of land uses is based upon uses that are listed in the underlying zones within the

University Avenue Specific Plan Area. These zones are the Commercial Retail (CR) Zone,

Commercial General (CG) Zone, Mixed-Use Urban (MU-U) Zone, and Multiple Family

Residential ("R-3") Zone. In order to implement the vision for University Avenue, the

applicability of these uses has been modified or expanded as appropriate. Land uses are arranged

alphabetically in Table 2.

The criteria established in this Specific Plan shall apply to all land uses permitted in the University

Avenue Specific Plan Area and shall govern where conflicts arise with any regulations of an

underlying zone. Unless specifically otherwise indicated in Table 2, all uses within the University

Avenue Specific Plan Area, shall be conducted wholly within a building, except for off-street

parking. Exceptions to this would be outdoor dining, food carts and kiosks. Outdoor dining is

acceptable in association with any restaurant, subject to the approval of design and location factors

by the Design Review Board. Food carts and kiosks are anticipated to be part of potential mixed-

use projects. Provisions for these would be made as part of the conditional use permit process.

Limitations On Permitted Land Uses. Land uses permitted in each Subdistrict of the Specific Plan

Area shall be subject to certain limitations indicated in Table 3, Additional Use Regulations, and

prescribed by the number or numbers following the "L" designator in Table 2.

Uses Not Listed in Table 2

Any use not specifically permitted is prohibited, except uses that are determined by the Planning

Director to be similar to the listed uses.


OOOOOO


Table 2

LAND USES PERMITTED IN EACH SUBDISTRICT

Land Use Classification

Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Addressing service office P P P P --

Advertising agency office P P P P --

Administrative offices P P P P --

Ambulance service -- -- -- -- --

Antique shop P P P P --

Appliance store P P P P --

Appraiser office P P P P --

Architect office P P P P --

Art shop or gallery P P P P --

Art supply store P P P P --

Attorney at law office P P P P --

Adult entertainment uses as defined in Chapter

19.61 of the Zoning Code

-- -- -- -- --

Automobile dismantling facility -- -- -- -- --

Automobile storage garage, commercial -- -- -- -- --

Automobile, van and truck sales -- -- -- -- --

Automobile painting facility, including

incidental body and fender work

-- -- -- -- --

Automobile rental -- -- -- -- --

Automobile service station -- -- -- -- --

Automobile service center -- -- -- -- --

Automobile parts and accessories, retail (no

service)

C C C -- --

Automobile tire recapping -- -- -- -- --

Automobile wash facility (car wash), hand or

mechanical, including detailing

-- -- -- -- --

Bail bond agency -- -- -- -- --

Bakery, retail P, L26 P, L26 P, L26 P, L26 --

Bar, cocktail lounge, tavern C C C C --

Barbershop P P P P --

Beauty shop P P P P --

Beverage container recycling facility (except

auth., state-mandated collection points)

-- -- -- -- --

Billiard or pool hall C, L27 C, L27 C, L27 C, L27 --


OOOOOO


Table 2



Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Bicycle shop P P P P --

Boat sales or rentals -- -- -- -- --

Book store P P P P --

Bowling alleys -- C C C --

Bus terminal -- -- -- -- --

Business and management consultant office P P P P --

Camera store P P P P --

Catering establishment P P P -- --

Cemeteries, columbariums, crematories,

mausoleums - offices connected with and

incidental to such uses

-- -- -- -- --

Check cashing facility (payday advance) M M M M --

Chiropodist office P P P P --

Chiropractor office P P P P --

Churches, church schools, parsonages,

monasteries, convents and recreational or

entertainment uses incidental to church

purposes

C C C C --

City planner office P P P P --

Cleaning and dyeing establishment (dry

cleaners)

P P P P --

Clothing and wearing apparel shop P P P P --

Clubs and lodges (private, nonprofit) C, L8 C, L8 C, L8 C, L8 --

Coffeehouse P P P P --

Collection agency office P P P P --

Commercial coaches P, L1 P, L1 P, L1 P, L1 --

Computer hardware & software store P P P P --

Computer sales & service P P P P --

Confectionery store P P P P --

Consumer electronics store P P P P --

Contractor storage yard -- -- -- -- --

Copy shop P P P P --

Commercial radio and television transmitting

and receiving station and antennas

-- -- -- -- --

Creamery or other dairy processing facility -- -- -- -- --

Credit reporting agency office P P P -- --


OOOOOO


Table 2



Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Day nursery, nursery school, house for

children, and day care facility

C C C C --

Decorating or drapery shop P P P -- --

Delicatessen P P P -- --

Department store P P P P --

Dental laboratory P, L2 P, L2 P, L2 P, L2 --

Detective agency office P P P P --

Dry goods or notions store P P P P --

Drug store P P P P --

Economist office P P P P --

Educational institutions and private elementary

and high schools

C C C C --

Employment agency office P P P P --

Engineer and surveyor office P P P P --

Establishments involving large assemblages of

people or automobiles, such as open-air

theaters, stadiums, auditoriums, exhibition

halls and sports arenas

-- C, L9 C, L9 C, L9 --

Farm and garden implement sales or rentals -- -- -- -- --

Film processing - retail P, L7 P, L7 P, L7 P, L7 --

Financial institutions, including banks, thrifts

and credit unions

P P P --

Florist shop P P P P --

Frozen foods locker P -- -- -- --

Furniture store P P P P --

Furniture reupholstery shop P -- -- -- --

Grocery, fruit or vegetable store or meat

market

P P P P --

Gun shop / gun smithing -- -- -- -- --

Hardware store P P P P --

Health studio, reducing salon or gymnasium -- C C C --

Heliport and helistop -- -- -- -- --

Homes for the aged, convalescent homes, rest

homes, nursing homes and homes for mental

patients

C

C C -- --

Hospital and sanitarium -- -- -- -- --

Hotel - commercial -- -- C, L30 -- --


OOOOOO


Table 2



Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Ice cream store P P P P -- Ice sales facility

--

--

--

-- --

Ice skating rink

--

C

C

C

--

Insurance broker office

P

P

P

P

--

Jewelry store

P

P

P

P

--

Keeping animals or fowl, including poultry,

pigeons, rabbits, horses, mules, ponies, goats,

sheep, cows, reptiles, exotic or similar animals

--

--

--

--

--

Laboratory

P, L28

P, L28

--

--

--

Land title company office

P

P

P

P

--

Landscape architect office

P

P

P

P

--

Laundry agency

--

--

--

--

--

Laundry - commercial

--

--

--

--

--

Laundry - self-service (laundromat)

P

P

P

--

--

Leather goods or luggage store

P

P

P

P

--

Libraries and museums (nonprofit)

C

C

C

C

--

Liquor store

--

--

--

--

--

Liquor sales - ancillary use

C, L29

C, L29

C, L29

C, L29

--

Manufacturer's representative office

P

P

P

P

--

Mental health counseling - outpatient facility

P

P

P

P

--

Millinery shop

P

P

P

C

--

Mini mall

C, L35

--

C, L35

--

--

Mineral extraction / surface mining

--

--

--

--

--

Mixed-use development, planned

commercial/residential

Mixed Use (5th Cycle Housing Element

Rezone Program Sites with Mixed Use

Zoning)

SP, L11

SP, L11

SP, L11

SP, L11

--SP, L11

SP, L11

SP, L11

SP, L11

SP, L11

SP, L11

Mobile home sales

--

--

--

--

--

Motel

--

--

C, L30

--

--

Mortuary and associated chapel

--

--

--

--

--

Movie theater

C

C

C

C

--

Multiple-family residences

--

P, L36

C, L10

P, L36

--

P, L36

C, L10

P, L36

P

P, L36


OOOOOO


Table 2



Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Multiple-family residences (5th Cycle Housing

Element Rezone Program Sites with Mixed

Use Zoning) Museum (commercial)

C

C

C

--

--

Music store, record store

P

P

P

P

--

Newspaper publishing or printing

P

P

P

--

--

Newsstand

P

P

P

P

--

Night club

--

C

C

C

--

Oculist office

P

P

P

P

--

Optician office

P

P

P

P

--

Optometrist office

P

P

P

P

--

Outdoor dining as defined in Section

19.04.394 of the Zoning Code

P

P

P

P

--

Osteopath office

P

P

P

P

--

Parking, off-street (independent lot)

P

P

P

P

--

Patio furniture sales

P

P

P

--

--

Pawnshop / pawnbroker

--

--

--

--

--

Pet shop

P

P

P

P

--

Photocopying and blueprinting

P

P

P

P

--

Photographer studio

P, L6

P, L6

P, L6

P, L6

--

Physical therapist

P

P

P

P

--

Physician office

P

P

P

P

--

Plant nursery, retail

P, L18

P, L18

P, L18

--

--

Post office

P

P

P

P

--

Prescription pharmacy

P

P

P

P

--

Psychiatrist office

P

P

P

P

--

Psychologist office

P

P

P

P

--

Public accountant office

P

P

P

P

--

Public notary office

P

P

P

P

--

Public relations consultant offices

P

P

P

P

--

Public uses

C

C

C

C

C

Publishing company office

P, L3

P, L3

P, L3

P, L3

--

Public utility service office

P

P

P

P

--


OOOOOO


Table 2



Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Public stenographer office P P P P -- Real estate broker office

P

P

P

P

--

Research offices

P, L4

P, L4

P, L4

P, L4

--

Restaurant or cafe - with no on-site liquor

sales

P

P

P

P

--

Restaurant or cafe - with on-site liquor sales

MC

MC

MC

MC

--

Restaurant - with drive-thru pursuant to

specified development standards in Table 4

C, L33

C, L33

C, L33

C, L33

--

Roller skating rink

--

C

C

C

--

Shoe repair shop

P

P

P

P

--

Shoe store

P

P

P

P

--

Smoke shop

--

--

--

--

-- Soda fountain

P

P

P

P

--

Sporting goods store

P

P

P

P

--

Stationery store

P

P

P

P

--

Stockbroker office

P

P

P

P

--

Studio or school - art, music, voice, dance or

modeling

P

P

P

P

--

Substance abuse facility

--

--

--

--

--

Supermarket

P

P

P

--

--

Surgeon office

P

P

P

P

--

Swap meet - indoor

C

--

--

--

--

Swap meet - outdoor

--

--

--

--

--

Tabulation and computing service office

P

P

P

P

--

Tailor shop - custom making

P

P

P

P

--

Taxidermist

--

--

--

--

--

Telegraph consumer service office

P

P

P

P

--

Telephone answering service office

P

P

P

P

--

Theater, excluding outdoor theater

C

C

C

C

--

Ticket office / ticket agency

Tobacco shop

Tobacco sales – Ancillary to a permitted use

P

--

P

P

--

P

P

--

P

P

--

P

--

--

--


OOOOOO


Table 2



Subdistrict 1

Subdistrict 2

Subdistrict 3

Subdistrict 4a

Subdistrict 4b

Toy shop P P P P -- Trade associations, labor organizations,

fraternal and social organizations

P, L5

P, L5

P, L5

P, L5

--

Trailer sales or rentals

--

--

--

--

--

Transportation ticket agency office

P

P

P

P

--

Travel bureau or agency

P

P

P

P

--

Vocational and self improvement school

C, L19

C, L19

C, L19

C, L19

--

Variety store

P

P

P

P

--

Veterinary clinic and small animal hospital

C, L23

C, L23

--

--

--

Video / game arcade

--

C

--

C

--

Video / game arcade, ancillary use

P

P

P

P

--

Video sales / rental store

P

P

P

P

--

Watch and clock repair shop

P, L15

P, L15

--

--

--

Wedding chapel or parlor

C

--

C

--

--

Yogurt shop

P

P

P

P


OOOOOO


Table 3

ADDITIONAL USE REGULATIONS

L1 Only as temporary offices during the construction of a permanent building.

L2 Subject to the limitation that manufacture, fabricating or selling of any article or commodity other than that incidental to dental offices shall not be permitted.

L3 Provided that printing operations are not included.

L4 Provided that such research offices are for the conduct of scientific research, theoretical studies and investigations by or under the supervision of professional scientists and/or highly trained specialists in the fields of physical, economic or social research; and provided that such research shall not involve the manufacture, fabrication, processing or sale of products on the premises; and provided that such research shall not be obnoxious or offensive by reason of emission of dust, gas, smoke, noise, fumes, odors, vibrations and potential release of hazardous materials or other similar causes.

L5 Provided that the use is limited to administrative or executive offices only.

L6 Provided that wholesale commercial sales of equipment or supplies shall not be permitted; but incidental film processing may be included.

L7 Provided that wholesale commercial sales of equipment or supplies shall not be permitted.

L8 Private catering business in conjunction with such uses may be included as an ancillary function provided that the conditional use permit specifically includes the catering business.

L9 Only within an auditorium as a part of a hotel or educational facility.

L10 Only as an integral part of a mixed-use development containing at least 15-acres in accordance with the provisions of this Specific Plan.

L11 Refer to Table 19.120.050 (Mixed-Use Zones Development Standards) for development standards for Planned Residential and Commercial Mixed-Use Developments. See Section 7.2 of the Specific Plan for applicability.

L12 (Reserved)

L13 In accordance with the provisions of Chapter 19.40 of the Zoning Code; except that the sale of beer, wine and other closed container alcoholic beverages shall not be permitted.

L14 (Reserved)

L15 Excluding the sale of any merchandise or product except necessary parts sold in connection with the repair of watches and clocks.

L16 (Reserved)

L17 (Reserved)

L18 Need not be conducted wholly within a completely enclosed building, provided that plants shall be the only items stored or displayed outside an enclosed building; and further provided that storage of fertilizers, plant food, mulches, potting soils, planters, flower pots, garden tools and similar items shall be screened from views from public rights-of-way and common private access ways.

L19 Provided that schools involving the use or storage of goods, articles or substances which are combustibles, inflammable or explosive or likely to create a fire, radiation or explosive hazards and schools using equipment or processes permitted only in the C-3, M-1, M-2 and AIR Zones shall be prohibited; and further and provided that such use shall not be obnoxious or offensive by reason of emission of dust, gas, smoke, noise, fumes, odors, vibrations and potential release of hazardous materials or other similar causes.


OOOOOO


Table 3


L20 (Reserved)

L21 (Reserved)

L22 In accordance with the provisions of Section 19.30.020(63) of the Zoning Code.

L23 Provided that the use is restricted to the medical treatment and incidental care such as bathing, the trimming of common household pets on an outpatient basis only, except that temporary boarding in connection with medical treatment shall be permitted and except that short-term boarding shall be permitted.

L24 (Reserved)

L25 (Reserved)

L26 Provided the use involves retail sales only, and the products are sold only on the premises.

L27 Provided that such use does not include the sale of alcoholic beverages, including beer and wine.

L28 Provided that such laboratory shall not involve the use or storage of goods, articles or substances which are combustible, inflammable or explosive or likely to create a fire, radiation or explosive hazard; and further provided that such laboratory use shall not be obnoxious or offensive by reason of emission of dust, gas, smoke, noise, fumes, odors, vibrations, potential releases of hazardous materials or other similar causes.

L29 Closed container sale of alcoholic beverages, including beer and wine, shall be permitted only as an ancillary use incidental to the sale of consumer soft goods; and further provided that space allocated to the sale of such alcoholic beverages is limited to no more than 15% of the total floor area devoted to the sale of such goods within the establishment.

L30 Provided that the facility includes no less than 100 rooms and that on-site amenities include a full-service coffee shop, a 24-hour staffed front-office and rooms accessible by interior corridors. Rate sign advertising shall not be permitted. Commercial Hotel shall not mean a motel or a facility designed for single-room occupancy purposes, care facilities, half-way houses, or similar special purpose residential lodging facilities.

L31 (Reserved)

L32 (Reserved)

L33

L35 L36

Restaurant Drive-thru lanes, operations and service shall be permitted subject to the approval of a Conditional Use Permit and the criteria found in Table 4, Development Standards.

Subject to the provisions of the Zoning Code. For properties zoned as Mixed-Use Village (MU-V) or as Mixed Use-Urban (MU-U) as part

of the 5th Cycle Housing Element Rezone Program to meet the City’s Regional Housing

Needs Allocation (RHNA), mixed use, and multiple-family residential uses shall be subject

to the provisions of the Zoning Code. As provided in the Zoning Code, the mixed-use zoning

for these sites shall allow stand-alone multi-family residential use by right per State Law

(Government Code Section 65583.2).

Chapter 7 Development Standards

OOOOOOO


7.0 DEVELOPMENT STANDARDS

7.1 Intent of the Development Standards

As stated in the preceding chapter, the policies, standards and design guidelines in this Specific

Plan are formulated to implement an overall vision and development strategy for University

Avenue as articulated through a number of means, not the least of which are the Strategic

Development Plan for University Avenue and concerns raised through the public review process.

This chapter outlines a further tier of objectives and policies pertaining to the plan's second major

component - development standards.

The development standards contained in this section are regulatory in nature and govern all

development within the Specific Plan Area. The standards should be used in combination with the

Design Standards and Guidelines set forth in Section 8.0.

The densities proposed are consistent with the General Plan and, therefore, the roadway widths

and types provided for in the Circulation Element will accommodate anticipated traffic demands.

Major projects will, of course, be supplemented with specific traffic studies designed to address

traffic impacts on a project specific basis. Where traffic would impact State Route 91 and

Interstate 215, Cal-Trans will be invited to comment on any proposed projects. In addition, the

Planning Department's environmental review function will address traffic impacts through such

"Traffic Management Association" (TMA), considerations as flex-time work scheduling, on-site

rideshare coordination and the like. In addition, the City's current fee schedule assesses fees for

traffic impacts from project development.

7.2 Organization of the Development Standards

Table 4 lists development standards by Subdistrict. For Mixed-Use Developments as defined in

Section 6.1.1 (Definitions), the standards contained in Table 19.120.050 (Mixed-Use Zones

Development Standards) of the Zoning Code shall apply based upon the mixed-use zone

corresponding to the General Plan Land Use Designation of the subject site.


OOOOOOO


Table 4

DEVELOPMENT STANDARDS BY SUBDISTRICT

Section Subdistrict 1 Subdistrict 2 Subdistrict 3 Subdistrict 4

7.1 Building

7.1.1 Intensity (Floor Area Ratio)

Maximum of 0.35

except for

Consolidated

Block

Development (see

7.2.7 of this

Table).

Maximum of 0.50 except for

Planned Mixed Use Commer-

cial/ Residential

Development, a maximum of

2.0 (see Table 5).

For drive-thru restaurants in

Subdistrict 2 (see section 7.6).

Maximum of 0.35

except for Consoli-

dated Block Devel-

opment (see 7.2.7 of this Table).

Maximum of 0.50

except for Planned

Mixed Use Commer-

cial/ Residential

Development, a maxi-

mum of 2.0 (see Table

6).

7.1.2 Height1 Maximum of 35 feet.

Maximum of 35 ft. within 50

ft. of a residential zone; other-

wise a maximum of 55 ft.

except for Planned Mixed Use

Commercial/ Residential Development (see Table 5).

Maximum of 75 ft. Maximum of 35 ft.

except for Planned

Mixed Use Commer-

cial/ Residential

Development (see Table 6).

7.1.3 Blank Walls No building wall facing a public street or adjacent residential uses shall extend more than 25 feet vertically

or horizontally without a visual break created by a minimum 2-ft. recess articulation in the exterior wall or

architectural detailing.

7.1.4 Ground Floor Front Facade Treatment

At least 75% of the area of the ground floor building wall fronting University Avenue shall be devoted to

pedestrian entrances, display windows and other techniques in order to provide visual interest and establish a pedestrian environment along University Avenue.

7.1.5 Compatibility with

Surrounding Development

The rear and side walls of buildings which are visible from adjacent lots or streets shall be treated the same

as the front wall. The walls of any parking structure or that portion of any structure used for parking shall

be designed to substantially screen vehicles in the structure from a view of a person on a public street. The

walls of the parking structure shall be similar in color, material and architectural detail with the building it

serves.

7.2 Site Design

7.2.1 Building Location Buildings shall be located as close as possible to the front setback line of University Avenue and parking

shall be located to the rear or side of the parcels. For drive-thru restaurants in Subdistrict 2 see section 7.6.

1 Roof structures specified in Section 19.68.030 of the Zoning Code shall be permitted in addition to heights specified for

each Subdistrict.


OOOOOOO


Table 4



7.2.2 Required Front

Yard Setback

For the purposes of these standards, the front yard is the yard adjacent to University Avenue.

The minimum setback along University Avenue shall be 20 ft. from the property line.

Within this setback area, the following is permitted:

Pedestrian access walkways and plazas

Vehicular access driveways, but not parking

Lights to illuminate pedestrian access ways and vehicular access driveways and landscaped areas or

buildings

Signs in accordance with the provisions of this Section

Open trellis structures or arcades over sidewalk areas are permitted, subject to Design Review approval

Landscaped areas

Pedestrian amenities such as decorative trash receptacles, benches, water elements, bicycle parking areas,

public art and sculpture, bus/shuttle stops subject to Design Review approval.

Outdoor dining areas and fences defining these dining areas subject to a Conditional Use Permit and

Design Review approval. Within this setback area the following landscaping shall be required:

From Park to Iowa Avenue plant a minimum of 24-inch box canopy trees spaced approximately 60 ft. on

center in a 10 to 12-ft. wide planting strip adjacent to the public sidewalk, coordinating with the

Streetscape Concept Plans for University Avenue or subsequently refined plans. (See Figure 29 of the

Design Guidelines.) Concrete paving with a broom finish shall connect University Avenue and buildings

on the property and a minimum of 50% of the area shall be in ground cover.

From Iowa to I-215, plant a minimum of 24-inch box canopy trees spaced in a staggered pattern with

proposed shade trees planned for the public rights-of-way as a part of the Streetscape Concept Plans for

University Avenue or subsequently refined plans. Decorative brick-like and concrete paving as per

Design Review Guidelines for University Avenue.

Within this setback area, the following appurtenances shall not be permitted:

News racks.

Vending machines.

Public telephones.

7.2.3 Required Street

Side Yard

Minimum of 10 ft. Minimum of 10 ft. Minimum of 10 ft. Minimum of 10 ft.

7.2.4 Required Side

Yard Adjacent to

Residentially

Zoned Property

and All Rear Yards

Minimum 20 feet side and rear yards, of which no more than 15 feet may include parking.

7.2.5 Lot Area2 Minimum of 20,000 s.f.

Minimum of 80,000 s.f.

For drive-thru restaurants

in Subdistrict 2 see section 7.6.



2 Applicable to all lots created after the date of adoption of this Specific Plan.


OOOOOOO


Table 4



7.2.6 Lot Width3 Minimum 100 ft. Minimum 100 ft. Minimum 100 ft. Minimum 100 ft.

7.2.7 Lot Consolidation5

See Footnote Below N/A See Footnote Below N/A

7.2.8 Off-Street

Parking

Required Spaces

In accordance with Chapter 19.74 of the Zoning Code, unless otherwise specified for a particular use or mixed

use in a subdistrict.

7.2.9 Curb Cuts The number of curb cuts on property fronting on University Avenue shall not be increased; curb cuts shall be

eliminated where possible. Access to parking and service areas shall be provided from an alley or adjacent

side street where such exists adjacent to the property, if feasible. Initiation and/or continuation of reciprocal

access and parking easements may be required so that existing or future properties or developments may be

interconnected, thereby reducing the need for additional curb cuts. Arrangements for future driveway removal

may also be required.

7.2.10 Walls and

Fences

Adjacent to a

Residential

Zone

Six-ft. high masonry walls shall be erected and maintained along property lines adjoining any lot in any residential zone.

7.2.11 Screening

Required Walls

for On-Site

Parking

Walls located along a lot which abuts a public street other than University Avenue shall be set back a minimum

of 5 ft. from the property line adjacent to that street. The area between the sidewalk and wall shall be

landscaped in accordance with the Design Guidelines. When a greater wall setback is required elsewhere in the Design Guidelines, the greater setback shall be required.

Trash A trash enclosure, six feet in height, constructed of similar material of the building, shall be provided on site.

The trash enclosure shall be enclosed on all sides, and shall be six feet in height with a solid gate providing

access to the trash area. Trash enclosed within the enclosure shall not exceed the height of the enclosure. No trash shall be stored in any section of the site except within an enclosed structure.

Roof Appurtenances

All heating, ventilation, air conditioning equipment and ducts and other equipment or appurtenances located

on roofs shall be screened from the view of people at ground level or adjacent buildings. Screens must be at

least as high as the equipment.

Loading Areas All loading areas shall be screened from view from adjacent lots and public streets by a solid fence or wall not less than 6 feet in height.

7.2.12 Pedestrian

Linkages

A clearly defined pedestrian walkway shall be provided to connect building entrances to parking spaces and to

adjacent sidewalks.

7.2.13 Light and Glare All exterior lighting shall be of an indirect nature, shielded to minimize illumination of adjacent properties and to reduce glare. Freestanding light poles shall not exceed a maximum height of fourteen feet.

7.2.14 Utilities All utility connections from the main line in the public right-of-way to buildings shall be located underground.

3 To eliminate curb cuts and provide opportunities for image, pedestrian, and vehicular improvements, lot consolidation is encouraged. If the

project is a Consolidated Block Development as defined in Section 6.0 of this Specific Plan, subject to the granting of a Conditional Use

Permit.

The total parking requirement for a combination of restaurants, retail and offices on a Consolidated Block Development site may be reduced up to 25% from the requirements otherwise specified in this Chapter, subject to the findings of a shared use parking analysis

provided by the applicant.

The Floor Area Ratio (FAR) may be increased to 1.0, provided other development standards of the Specific Plan are satisfied.


OOOOOOO


Table 4



7.3 Landscaping

of Public

Rights-of-Way

If an assessment district for implementation of the Streetscape Concept Plan has not been approved at the time

of improvement of a property, trees shall be planted in the public right-of-way or a street tree planting easement in accordance with the specifications established by the University Avenue Design Standards and Guidelines.

7.4 Signs Chapter 19.76 of the Zoning Code shall apply. New billboards are prohibited.

7.5 Subdivision No property shall be subdivided into smaller parcels within the University Avenue Specific Plan Area, except

that subdivision may be permitted within an integrated project, such as a shopping center, condominium or planned mixed use commercial/residential development in accordance with the provisions of this Specific Plan.

7.6 Drive-thru

Restaurant

Design &

Development

Criteria

General Standards 1) Drive-thru restaurants are only permitted with the approval of a Conditional Use Permit.

2) The proposed site, either currently or proposed, shall be part of a commercial complex of eight acres or

greater in size with shared access via a driveway serving the restaurant as well as the greater commercial

complex. If the proposed site is on a separate parcel, the parcel should be no less than 30,000 square feet.

3)

4) Associated indoor or outdoor playgrounds shall be prohibited.

5) Additional driveway openings to a parcel shall be discouraged and existing driveways are to be closed

where feasible.

6) Buildings shall be designed with substantial mass (height and bulk) to create a strong building profile on

the property as seen from the street frontage.

Drive-thru Lane and Window Standards

7) Drive-thru windows are prohibited on the front building elevation directly facing a street frontage.

8) Drive thru lanes shall be designed in such a way as to be screened from view from the street through

elevation differences, landscaping, arbors, trellises, canopies, walls and other architectural features used to

reduce the visual presence of drive-thru operations.

Outdoor Dining Standards

9) If an outdoor dining area is proposed, it shall be located fronting on the street frontage to promote pedestrian

traffic.

10) All outdoor dining areas shall be designed in compliance with the City’s “Outdoor Dining and Outdoor

Food Preparation Requirements and Design Guidelines.”

11) Outdoor dining areas may encroach to within five feet of the street frontage property line to encourage

pedestrian usage.

Additional Design Standards for Drive-thrus with frontage on University Avenue

12) The building shall be located in close proximity to the street frontage with parking and drive-thru lanes

located to the rear of the building.

13) The restaurant should incorporate significant outdoor dining facilities, which shall be prominently visible

from and integral to University Avenue.

14) No parking shall be located between University Avenue and the applicable primary building on the parcel.

15) Clear and dominant pedestrian access should be provided from University Avenue to the restaurant use.


8.0 DESIGN STANDARDS AND GUIDELINES

8.1 Intent of the Design Standards and Guidelines

The following design standards and guidelines are intended to be used within the University AvenueSpecific Plan Area by City Staff and the Design Review Board in evaluating development proposalsand by developers and property owners in the preparation of their submittals for approvals by theBoard. These guidelines are in addition to the existing City of Riverside Design Review Guidelines.

The purpose of the Design Standards and Design Guidelines is to encourage development andredevelopment along University Avenue in a manner which is aesthetically pleasing, harmonious withits neighbors, attentive to detail and related to human scale. These guidelines are meant to encourageindividual expression in the development of land and buildings along the corridor while maintainingcontinuity in the design of the urban environment. At the same time, the intent of these guidelines isto protect and enhance those qualities and characteristics of the University Avenue corridor which seemmutually advantageous to the City in general and to the property owners in particular. The guidelinesestablish a high standard for design quality, but are flexible enough to allow individual expression andimaginative solutions. The applicant is encouraged to consult other chapters of this documentincluding Chapter 5.0 Circulation/Streetscape Standards and Guidelines for Public Property; Chapter6.0, Land Use Regulations; and Chapter 7.0, Specific Plan Development Standards, as well as otherCity codes and regulations in addition to these guidelines.

8.2 Organization of the Design Standards and Guidelines

The text that follows starts with design standards and guidelines that are applicable to the entireSpecific Plan Area. These are the standards that are intended to unify the Avenue or which are typicalresponses to common design concerns. The discussion does not stop there, however, becauseUniversity Avenue will also be distinguished by distinctive districts. Therefore, following the moregeneric standards and guidelines are those that are intended to bring uniqueness to each of thesubdistricts.

Chapter 8 Design Standards and Guidelines

########


8.3 Design Standards and Guidelines Applicable to All Subdistricts

8.3.1 Architectural Character/Building Design

Building Architecture

Buildings along University Avenue are expected to adhere to a higher standard of design than currentlyexists. Building facades should have an elegant, timeless and permanent quality relating to the heritageand climate of Riverside. Buildings should not be copies of historic buildings but should draw fromtheir positive features (Figure 21). Features of this type of character include:

! A consistent material and color palette

! Articulated building planes and height to create a pleasing variety and pedestrian scale

! Arcades, awnings, trellises and canopies for shade

! Design emphasis on entrances to shops and paseos

! Fountains, courtyards and landscaped features and elements of Riverside’s citrus heritage inhigh activity areas

! A uniform signage program


########


Each new building shall incorporate at least two (2) early Riverside elements visible from UniversityAvenue:

! Terra cotta tile roof

! A courtyard with a tile fountain

! Pergolas or an arcade along the street

! Roofed balconies

! Cast terra cotta trim or decorative tiles on more than 50% of the ground floor area

Materials and Colors

Relationship to Riverside's Heritage. Some materials that relate to Riverside's heritage include thickstucco walls and bricks, wood and concrete trellises and pergolas, terra cotta tile roofs, decorativeceramic tiles, and steel filigree.

Quality Materials. Quality materials are desired such as smooth sand finish stucco rather than swirlingapplications, brick and stone pavers rather than stamped concrete, wood window frames rather than millfinish aluminum. The following are examples of building materials which are preferred along theUniversity Avenue Corridor (Figure 22):

! Smooth finish stucco; for example, exterior stucco of 30-silica sand with Portland cement andlime, and applied with a smooth trowel finish and painted with elastomeric paint, is preferred.Screed expansion joints are favored, which are integrated with the design of windows anddoors.

! Brick and/or brick veneer with a natural color grout.

! Precast concrete panels for structures taller than two stories.

! Cut stone, tile or other smooth, durable material on the ground level (the base) for visualinterest and for ease of graffiti removal.


########


! Wood, steel or aluminum and clear glass on storefronts, windows, or doors.

! Canvas awnings, not vinyl or aluminum.

Examples of Inappropriate Materials. The following materials should not be used because of designinappropriateness, difficulty in maintenance, and/or undesirable appearance.

! Imitation special "rock work" or imitation brick on facades.

! Imitation wood siding.

! Stucco treated with an exaggerated texture.

! Tinted opaque glass

! Concisely finished "rough-sawn" wood siding or rustic materials.

! Wrought iron "New Orleans style" grill and rail work.

! Astroturf.

Harmonious Colors. Light or medium neutral colors on buildings are preferred over dark colors thattend to absorb heat and make an area appear more bulky. Garish, "day-glow" colors are to be avoided.Strong accent colors may be used for accents such as awnings, door trim, window mullions, windowtrim, or pedestrian amenities, provided such colors are clearly secondary to a more neutral base color.Colors such as dark green, blue, or rust are preferred for accent colors.

Massing/Building Bulk

Structures along University Avenue should be designed to create visual interest, a pedestrian scalestreet facade, and a harmonious relationship between buildings.

Articulation of the Form of the Building. Structures shall be articulated in form rather than massiveblocks (Figure 23). Building bulk, particularly of buildings over two stories, shall be mitigated byarchitectural devices such as stepped terraces, changes in plane, and articulated roof lines.


########


Pedestrian Interest. The form of the building and its architectural details shall be designed to createvisual interest at the street level (Figure 23). Techniques may include the following:

! Staggering the face of the building.

! Recessing doors and windows.

! Providing attractive and varied display windows.

! Visually extending interior spaces outside through the use of the same paving material; forexample quarry tile or similar paving material could be used inside as well as on the sidewalkin front of the entrance.

! Providing awnings or other devices for weather protection which relate to the overall scale ofarchitectural details.

Street Corner Articulation and University Avenue Frontage Orientation.

! Building volumes at corners shall be shaped and articulated to respond to pedestrian crossings(Figure 23).

! Primary entrances to buildings should be oriented to University Avenue or directly accessiblefrom University Avenue. The main entrance should be easily identified and should not beoriented directly toward a rear parking lot.

Design Treatment on All Facades. Where the rear and sides of a building are visible from adjacentstreets or an adjoining residential area, they should receive equivalent design treatment as the frontfacades (Figure 23).

Roofs

Roof forms shall be compatible with the historic heritage of Riverside. Full shed roofs, gable and hiproofs are preferred. Flat roofs which are finished with a decorative cornice are also acceptable.Mansard roofs are not acceptable, as they are inconsistent with this character (Figure 23).

Variation of these roof forms are encouraged in large structures to create a village-like atmosphere.

Windows and Doors

Special Design Elements. Entry doors and windows fronting upon and/or visible from UniversityAvenue shall be considered as special design elements and shall be treated accordingly by suchtreatments as recessing or special trim.

Windows and Doors Recessed. Windows are expected to be recessed to the maximum within a 2 x 6foot stud wall to provide depth and definition. Entrance doors shall be recessed 2 feet or more (Figure


########


24).

Consistent Sizes and Shapes. Windows shall be designed with as much consistency as possible. Toomany different sizes and shapes of windows are discouraged.

Square-Cut Profile. Frames, trim, moldings and stops should have a square-cut profile.

Building Security Systems. Use interior electric security system, vandal-proof glazing, or if metal grillsor shutters are necessary, the grills and shutters should totally recess into overhead cylinders or pocketsthat completely conceal the grill or shutter in the daytime.

Parking Structures

Screening of Undesirable Elements. Structured parking shall be designed so that sloping floors are notvisible from adjacent streets and to minimize views of light sources and cars from nearby streets andsidewalks.

Compatibility with the Principal Structure. Parking structures shall be built using the same materialsas the principal structure. Parking structures shall be designed with small vertically oriented openingsto give the appearance of a building with windows. Ground floor retail or office uses shall beincorporated into parking structures with frontage on a major arterial.


########


Compatibility With Adjacent Residential. Parking facing adjacent residential neighborhoods shall bescreened from such neighborhoods as required in the zoning code. Structures and screening devicesshall be designed to be compatible with these neighborhoods by the use of decorative block, specialcolor treatment, landscaping and the terracing of parking structure floors to reduce height and mass(Figure 24).

Rehabilitation

There are a number of older buildings along University Avenue which are in need of beautification andrefurbishment. The development standards and design standards herein are primarily written to applyto new construction and major modifications (structural modifications or addition in square footage)to existing structures. Minor beautification and rehabilitation of existing structures are permitted at thediscretion of the Design Review Board to improve the overall visual environment, even though allstandards and guidelines may not be able to be met.

Minor facade improvements to existing structures. The appearance of most of the existing structuresmay be upgraded with simple improvements such as the removal of nonconforming signage inwindows, creating a "base" on a blank facade with paint or ceramic tile, adding colorful non-backlighted awnings, window trim, replacing inappropriate building materials, and/or replacinglandscaping and signs to meet current requirements (Figure 25). An architect should be hired toprepare the design, consistent with the overall intent of these guidelines.

Seismic upgrading a part of the overall design. Any seismic structural strengthening should beconducted in the interior, if possible, or made a part of the design concept/building facade.

Sandblasting unacceptable. Avoid sandblasting of brick and wood surfaces to remove paint, as thisalters the texture and can compromise the integrity of the material.

8.3.2 Site Design and Planning

Site planning for new and rehabilitated developments along University Avenue and within the SpecificPlan area must carefully integrate the wide range of standards articulated


########


through the plan. Moreover, the development standards reflected in Chapter 7.0 of the Specific Plannecessitate a careful attention to detail in order to bring about a demonstrable change in the characterof the Avenue.

Preservation of Existing Site Features

Existing site conditions, such as mature trees, natural drainage courses and historic structures shall beincorporated into a project on any site.

Building and Parking Orientation

Buildings shall be placed with a street orientation to emphasize the pedestrian environment, avoid a"sea of parking" visible to the street and to create a sense of edge along the street. Except forSubdistrict 2, buildings shall be located closest to University Avenue, with parking in the rear, or ifnecessary, on the side. Due to the amount of on-street parking required, it may not be possible to createa continuous building edge along the entire length of University Avenue but all sites should bedesigned to maximize the sense of edge along the street using such design techniques such as:

! Orienting the longer dimension of the building along University Avenue rather than the shorterdimension (Figure 26).

! Extending decorative low walls from the building in combination with landscaping to screenor soften parking areas and create an edge.

! Placing an arcade or trellis structure over a walkway in the parking lot setback area.

Access and Circulation

Access and circulation should be designed to provide a safe and efficient system, on and off the site,by reducing curb cuts, providing adequate maneuvering area and using shared driveways. For safetyand to improve the pedestrian environmental curb cuts along University Avenue shall be reduced.


########


The elimination and/or consolidation of existing driveways shall be encouraged in all site planning.In particular:

! New development should locate driveways from secondary streets or alleys.

! Adjacent developments should use shared parking and driveways wherever possible.

! Acceleration and deceleration lanes shall be limited from University Avenue, as these disruptthe streetscape.

! New access points from University Avenue should only be permitted if these locations facilitatevehicular and pedestrian circulation such as a location to align with a future median break andif other access points from University Avenue are closed.

Parking

The location of on-site parking is critical to implementation of the University Avenue Specific Planvision. Parking is to be primarily located in the rear or side of a site or in subterranean parkingstructures, in order that buildings may front on University Avenue. As security is a concern, parkingshall be designed and illuminated in such a manner as to allow view corridors into the parking lots fromthe adjacent public streets and alleys. Parking structures shall not front directly on University Avenue,and parking structures facing major streets such as Iowa or Chicago Avenues shall provide 50 percentof the ground floor frontage in pedestrian-serving uses.

Open Space and Landscaped Areas

Landscaping and open spaces should be designed to be an integral part of the site plan and to becompatible with the University Avenue streetscape concepts. Landscaping should provide buffers andtransitions, improve the visual environment, provide serenity, shading, and improve the pedestrianenvironment. Arbors, trellises, courtyards and decorative paving of building entrances, driveways andpedestrian ways shall be incorporated into the site design (Figure 27). See Section 8.3.4 for more detailregarding on-site landscaping and Section 8.3.5 for on-site landscaping compatible with the streetscapeconcept for University Avenue.


########


Fences/Walls

The use of fencing or walls should be consistent with the architectural character, and not interfere withpedestrian connections. Walls and fences are discouraged unless needed for screening, to help createa sense of street edge or for safety purposes. If fences are necessary for security, a simple wrought ironfence is preferred. Chain link, or barbed wire, is not permitted except during construction.

The design of walls and fences shall be compatible with that of the principal structure or structures onthe site.

No wall or fence visible from a street shall extend more than 25 feet horizontally without a visual breakcreated by an articulation and/or architectural detailing in the wall plane facing the street, for example:

! A staggering of the wall

! An indentation in the wall

! A rhythmic spacing of columns

! A series of raised planters.

Lighting

Lighting on site should provide for a safe and pleasing environment. Enough lighting should beprovided to light rear parking lots safely, but light should be shielded from adjacent residential uses.

8.3.3 Signs

Signs along University Avenue today are relatively unattractive and cluttered and do not reflect theCity's current sign ordinance. Strengthened and consistent code compliance is essential forimprovement of properties along University Avenue. All properties should comply with Chapter 19.76of the Municipal Code, the Design Review Guidelines of the City of Riverside and the followingguidelines:


########


Relationship to Architecture

! Signs, if well designed, can add interest and visual variety for the pedestrian and contribute tothe positive character and scale of the street. Signs along University Avenue, in general, shouldbe smaller and emphasize the business name over products and services.

! Projecting signs, wall signs, and architectural canopy signs are permitted, as long as these signsrespect the rhythm and modulation of a building's architectural elements such as bays, frames,display windows, and cornices.

! Projecting signs shall be limited to frontages on pedestrian courtyards and passageways, in lieuof the sign code's provisions for an under canopy sign, where no canopy exists from which tohang an under canopy sign. The maximum size and projection shall be in accordance withSection 19.76 of the municipal code.

! The location and design of all signs shall be integrated into landscape and building designs forthe entire site.

8.3.4 On-Site Landscaping

Landscaping in General

Graffiti Deterrent. To minimize places for graffiti, shrubs and vines shall be planted to cover solidwalls (excluding building walls) or fences facing public rights-of-way or other areas accessible to thepublic. For example, landscaping may be located:

! In front of a wall in an irrigated planting bed or series of wells.

! Behind a wall, with openings at the base of the wall through which vines can grow to cover thefront of the wall.

Where a planting bed or vine pockets are not possible, walls may be treated an "anti-graffiti" coating.Alternatively, iron open fencing with planting may be used where a solid wall is not required by Code.


########


Water Conservation. All landscaped areas shall be in accordance with the City's water conservationordinance.

Plant Materials. Drought-tolerant plant materials shall constitute the preponderance of the landscapematerials. Shrubs shall be minimum 5 gallon except that accent shrubs such as Agapanthus or DayLilies may be 1 gallon. Trees shall be minimum 15 gallon size, with box size trees placed in morevisible areas.

Irrigation and Maintenance. An automatic irrigation system shall be installed and operational priorto issuance of a Certificate of Occupancy for a project. All landscaped areas shall be irrigated usingan automatic irrigation system which relies on bubblers and drip irrigation to the extent feasible tominimize water loss and shall be maintained throughout the life the project.

Landscaping of On-Site Parking

Perimeter. Landscaping shall be provided along the perimeter of any surface parking lot which abutspublic rights-of-way except at pedestrian or vehicular entrances and at alleys. Parking lot landscapedsetbacks shall be in accordance with the provisions of Title 19, except that the Design Review Boardmay allow a reduction of the required setback to 5 feet for parking lots located at the rear of a site ona non-arterial frontage when, in the judgement of the Board, a larger setback would unnecessarilyconstrain the development of the site.

Landscaping Within a Surface Parking Lot. Shade trees in 15-gallon cans or greater (minimum 1-inchcaliber) shall be planted in tree wells (typically 6' x 9' in size) situated between opposing parkingspaces. In addition the end of each parking row shall have a minimum four-foot wide planter with onetree for each adjacent parking space. These trees shall be distributed throughout the parking lot so asto shade at least 50% of the parking lot within 10 years of planting. All parking lot planters shall beprotected by minimum 6" concrete curbing as required by Title 19.

In order to visually buffer parking lots from adjacent residential uses, an "aerial hedge", consisting ofminimum 24-inch box trees, 20 feet on center, should be provided where a parking lot is contiguouswith a residentially zoned lot or separated from a residentially zoned lot by a public alley.


########


Gateways

Enhance Major Intersections. Gateway treatments should be encouraged at major street intersections(Iowa, Chicago, Kansas Avenues and Interstate 215). These gateways should consist of:

! Special landscaping at all four corners

! Massing of adjacent buildings oriented toward the corners

! Placement of landscaping to provide sufficient sight-lines for traffic safety and pedestrianconvenience

8.3.5 Improvements to Compliment the Streetscape

Public Rights-of-Way Landscaping

Streetscape concept plan drawings, at a scale of 1 inch = 20 feet were prepared for the publicrights-of-way of University Avenue between Park Avenue and I-215 based on the policies/standardsoutlined in Chapter 5.0, and are on file in the Development Department. These drawings and anysubsequent refinements should be used to determine the location of future curb lines, the location oftrees, the type of trees along University Avenue, median locations, bus bays, street furniture, pavingmaterials, etc., for each property along University Avenue. See Chapter 5.0 Circulation/StreetscapeStandards and Guidelines for streetscape planned for public rights-of-way.

Private Property Landscaping Adjacent to the Streetscape

Figure 29 illustrates the streetscape concept for private property fronting on University Avenue.

From Park Avenue to Iowa Avenue, the streetscape concept for the public right-of-way includesalternating shade and palm trees with the sidewalk separated from the curb by a landscaped parkwaywhere possible. As private property develops, an additional row of shade trees shall be planted inplanting strips on private property aligned with the palm trees in the public right-of-way. This willform a staggered pattern with the shade trees in the public right-of-way.


########


From Iowa Avenue to I-215, the streetscape concept includes alternating shade and palm trees in treewells in a wide sidewalk with brick accents. As private property develops, trees shall be added tosetbacks to form a staggered pattern coordinated with the trees in the right-of-way. Textured walks onprivate property shall be compatible with the sidewalks in the right-of-way. On site plantings shouldcomplement the species in the right-of-way.

8.4 Special Design Guidelines by Subdistrict

8.4.1 Special Design Guidelines: Subdistrict 1 (Small Business Opportunity Area)

Architectural Character/Building Design

Building Scale. This is to be a district of small-scale buildings in clusters with a residential character.Large-scale buildings typical of "mini-malls" are discouraged (Figure 30). Buildings shall be one tostories with varied roof lines.

Preservation/Adaptive Reuse. This area includes a number of turn-of-the-century homes that shouldbe adaptively reused for business purposes. The Cultural Heritage Board staff should do an inventoryand add to preservation lists all structures meriting preservation. This area should also be studied forhistoric district status. A unified theme of historically appropriate uses would give this area a uniquecharacter that would help intensify the pedestrian use of this area. Specific design guidelines for thisarea will be developed when the survey work is completed. In the mean time, buidlers and staff shoulduse Restoration Riverside and the White Park Historic District Design Guidelines as references.


########


Materials. Terra cotta tile roofs and smooth stucco and tile walls, with vandal-proof glazing facingUniversity Avenue is most appropriate for this area. In addition, existing older residences should berefurbished using the guidelines in Restoration Riverside. Wood sided residential structures shall notbe stuccoed or clad in aluminum siding. Original wood framed windows shall not be replaced withaluminum frame windows and other materials which are inconsistent with the original design.

Site Design and Planning

Lot consolidation is encouraged to minimize curb breaks on University Avenue, to allow for sharedparking areas and to improve the visual image along the street. Figure 32 illustrates this lotconsolidation using the development and design standards outlined for a typical block in thissubdistrict. See Table 4, Section 7.2.7 for incentives for lot consolidation.

8.4.2 Special Design Guidelines: Subdistrict 2 (Community Shopping Center Area)

Figure 33 illustrates sites which are a part of Subdistrict 2 and identifies sites A, B, and C.


The architecture of Sites A, B and C, if redeveloped as one project, should be of a consistent theme.Structures on these sites are likely to have a large footprint and vary from one to four stories. Thebuilding mass shall be broken up by such devices as sloped roof entryways, partial arcades, awnings,tower accents, low wall extensions, punched openings to create shadow, recessed areas and courtyards.New architecture shall be of a contemporary design, but reflective of Riverside related periodarchitecture.


########



Site Design Unity. Sites A and B should be linked with landscaping and aligned with vehicular andpedestrian access connections on Chicago Avenue, approximately 600 feet south of University Avenueto create a unified center.

Coordinated Pedestrian and Vehicular Connections. A pedestrian connection should be provided fromthe residential area west of Site A to Site A. All buildings on sites A, B and C should be linkedtogether with direct pedestrian pathways with minimal interruptions of vehicular traffic.

Parking and Building Locations. To accommodate traditional community shopping center developmentor "power center" layouts, some parking may be located in this Subdistrict adjacent to UniversityAvenue as long as parking lots are extensively landscaped and screened by three-foot walls, directpedestrian linkages are provided to buildings from University Avenue, buildings are clustered tomaximize pedestrian linkages within the center, and a prominent structure integrated with the entirecomplex is located at the corner of University and Chicago Avenues (Figure 34).

Encouragement of Mixed-Use Development. Consolidation of sites and the development of anintegrated cohesive center with a mix of uses, landscaped pedestrian "paseos" and shared parking isencouraged. See Chapter 7.0, Table 5.

8.4.3 Special Design Guidelines: Subdistrict 3 (Visitor Commercial Area and University-Related Use Area)


########



The architecture in Subdistrict 3 is envisioned to be taller than in Subdistricts 1 and 2, as this subdistrictis intended to be a more intense visitor oriented area with hotel, motel, office and retail uses remotefrom existing single family development. Flat roofs with decorative cornices or trellises in additionto sloping terra cotta tile roofs on the lower structures are appropriate. Buildings over three stories shallbe terraced to reduce the building mass. The treatment of the ground floor frontages along UniversityAvenue to encourage pedestrian activity is especially important as this is the area closest to UCR(Figure 35). The Weber House, a Cultural Heritage Landmark at 1510 University Avenue needs to beprotected and respected as a vital part of this Subdistrict.


Coordinated Pedestrian and Vehicular Connections. On properties south of University Avenue,pedestrian links should be provided from University Avenue to the University-owned land south of theSpecific Plan area, consistent with the UCR Long Range Development Plan.

Encouragement of Consolidated Block Development. See Chapter 7.0, Table 4, 7.2.7 for incentivesfor lot consolidation.

8.4.4 Special Design Guidelines: Subdistrict 4a and 4b (Mixed-Use Development Area.)

The following design standards and guidelines are primarily intended for large scale mixed usedevelopments, however, consideration should be given to implementing appropriate items into allprojects:


########



Village Character. The exterior facades of the buildings facing University Avenue shall have aconsistent color, materials, and sign palette as described in Section 8.3.1. To be a constant attractionfor students and visitors, the facades of shops and outdoor dining activities facing an open air internal"paseo" may vary from the consistent color, materials and sign palette to create a more expressive styleand form (Figure 36).

Pedestrian Amenities. Ample pedestrian amenities shall be provided as part of each new development,including a minimum of ten of the following items per project:

! Outdoor dining areas

! Shaded plazas and pedestrian malls with groups of planters and large scale trees for shade

! Ample architecturally unified trash receptacles

! Pedestrian-scaled, architecturally unified lighting

! Patterned and textured paving

! Directories and places for community bulletins

! Portal entrances

! Pedestrian-scaled signs

! Kiosks for such pedestrian oriented products as flowers and magazines

! Water elements such as fountains, streams and ponds

! Active and passive seating areas

! Bicycle parking areas

! Public art and sculpture

! High image landscaping including the same palm trees used along University Avenue(Washingtonia filifera and Washingtonia robusta) to draw people from the street to the Village.


########



Lot Consolidation and Master Planning. Although not mandatory, lot consolidation and redevelopmentof the entire subdistrict in a cohesive mixed-use development is strongly encouraged. Considerationshall be given to how individual projects might integrate with future large scale mixed-usedevelopment.

Location of Land Uses.

! Residential uses, if located on the site, should be concentrated near the corner of Linden andIowa Avenues or be located above retail and restaurant uses (Figure 37).

! Office uses should have visibility from I-215 and/or University Avenue, and be linked to otheron-site facilities by clearly defined pedestrian pathways. Primary retail/restaurant/service usesshall be clustered around a paseo in the southern portion of the site nearest University Avenue.

Coordinated Pedestrian and Vehicular Circulation for a Master Plan.

! Major vehicular access is to be located on University Avenue approximately 600 feet east ofIowa Avenue, and on Iowa Avenue approximately 600 to 700 feet north of University Avenue,aligned with access points on the south side of University Avenue and with a median break.Pedestrian crossings of these streets shall be located at these two major access points, as wellas at the intersection of University and Iowa Avenues (Figure 38).

! In addition to the major vehicular access points discussed above, up to two additional right-turnin and right-turn out access points could be appropriate from University Avenue. In addition,two right-turn in and right-turn out access points could be appropriate from Iowa Avenue.Closure of all other access points is intended with a large scale mixed-use project. Whenconsidering non-mixed-use projects, closure of as many access points as possible, whileproviding adequate access to the site, should be part of the site plan review process.

! An open air "paseo" on which most retail/entertainment uses front shall begin at the intersectionof Iowa Avenue and University Avenue, or within 200 feet of this intersection, to facilitatecrossing of pedestrians of University Avenue at a traffic signal.


########


! A clearly defined pedestrian path shall connect any residential use with retail uses, and a clearlydefined path shall be provided from Subdistrict 4b through this subdistrict to the University.

Parking. Surface parking lots shall be broken as much as possible into smaller areas and extensivelylandscaped to avoid a "sea of parking" and to reinforce the village concept.

8.4.5 Subdistrict 4b

Architectural/Landscaping Character and Design

Variations in roof planes and building heights are encouraged, as well as variations in setbacks.Clustering of buildings to form courtyards and interesting outdoor spaces with trellises, awnings, pottedplants, arches, and arbors (Figure 39).

Balconies are encouraged to visually break up the mass of the building and to provide outdoor spacesfor each unit. Balconies shall be designed to be integral to the building design and to reduce rather thanincrease the apparent bulk of the building. The landscaping concept shall relate to the overall visionfor University Avenue such as including a series of groves of trees within or adjacent to the parkinglots.


Land Use Appropriateness. Multi-family residential (rental housing) is recommended as the dominantland use, although ground level retail facing Iowa Avenue and primarily serving local student andcommunity needs, is also appropriate.

Coordination of Pedestrian and Vehicular Circulation. The major vehicular entrance to the site shallbe from Iowa Avenue, close to midway between Linden Avenue and University Avenue, and shall bealigned with a major entrance to Subdistrict 4a. A signal, if warranted in this location, should facilitatepedestrian crossing to and from the mixed-use center at this vehicular entrance. A clearly definedpedestrian pathway system shall link all residential buildings with the parking on the site and with theabove-described vehicular/pedestrian entrance to the site.


########


Parking. Parking may be clustered surface parking lots of fifty spaces or less if designed as a part ofa "grove" concept (Figure 39). Underground or partially underground parking is preferred, however,an above-ground parking structure is acceptable for student housing if integrated with buildingarchitecture and screened from view of public streets and adjacent residential.

Storm Drain, Water and Sewer Improvements Study. Subdistrict 4b is currently crossed at its northeastcorner by an unimproved drainage channel known as the University Wash. A 65 foot-wide easementis designated on the site, which would have to be protected from encroachment from proposedbuildings and other permanent structures other than parking lots and landscaping. This easement shallbe incorporated in the design of the project as a positive open space feature having a naturalappearance. A study will need to be undertaken by the property owner in cooperation with the City todetermine storm drain, sewer, and water facilities which may be needed.


9.0 IMPLEMENTATION

9.1 Toward a Comprehensive Implementation Strategy

A fundamental underpinning of this Specific Plan is that the physical and economic revitalization ofUniversity Avenue is dependent upon a comprehensive implementation strategy. To this point ofthe plan, several "core" areas of improvement to the Avenue have been detailed, including:

! Chapter 4 - The University Avenue Specific Plan Vision! Chapter 5 - Circulation / Streetscape Standards & Guidelines for Public Property! Chapter 6 - Land Use Regulations! Chapter 7 - Development Standards! Chapter 8 - Design Standards and Guidelines

Together, these five preceding chapters of the Specific Plan represent a framework for long-termphysical change on University Avenue.

In addition to this fundamental long-term strategy, many other implementation strategies areincorporated into the plan to help achieve a comprehensive approach aimed at facilitating a"demonstrable" change on the Avenue--especially in the short term. Further, the economic makeupof University Avenue, particularly the extent to which new investment can be achieved, ultimatelywill be at the heart of any successful revitalization effort. Accordingly, this chapter of the SpecificPlan describes implementation strategies that are primarily targeted at the economic base of theAvenue.

9.1.1 Defining a Target Area for Action

The City's and Redevelopment Agency's earlier work by way of the University Avenue StrategicPlan was a focused attempt to define priority actions for the Central Industrial RedevelopmentProject area, of which University Avenue is a major part. The strategic plan served to point out thatthe future of University Avenue would be, to a significant extent, defined by the success of publicpolicy in rebuilding the economic base. No less valuably, the strategic plan also served as aspringboard to this Specific Plan with its focus on both physical and economic planning anddevelopment issues.

Chapter 9 Implementation

#########


Yet, from an implementation point of view, attainment of the plan's goals rests on anticipatedsuccess in defining a "target area" where the collective, and otherwise potentially disparate,energies and resources of the City can be brought together in a unity of action. The much-statedrole of University Avenue as a corridor connecting UCR and Downtown implies that it is a street ofcitywide importance. Furthermore, in light of the City's long-established priority for ensuring thevitality of its Downtown, means that the freeway-to-freeway crescent--the swath between the 60Freeway at UCR to the 60 Freeway north of Downtown--with all its cultural, historic and economicimportance, represents an area that should be defined for targeted, concerted, and coordinatedaction.

9.2 Physical Upgrading of University Avenue's Image

Much of University Avenue's history is rooted in the automobile. From state highway days toraceway days, University Avenue has supported the traveling public. As its economic role haschanged, it has become clear that the urban design strategy being pursued for the Avenue shouldchange as well.

This plan has stressed the connective role University Avenue plays linking UCR and Downtown. This is a new challenge for the corridor as it moves into the 21st century. However, a challengealso exists to avoid the post-World War II planning policies experienced on a national level thathave led to land-expansive urban sprawl.

University Avenue's historic economic role notwithstanding, its ability to help sponsor a sense ofcommunity has been limited. A wide street, poorly landscaped, and dominated by strip commercialuses--many of which serve a highly limited market--has produced a somewhat barren landscape anda street that fails to provide meaningful support to the community and its adjoining neighborhoods. University Avenue's urban disenfranchisement and undefined streetscape, exacerbated by thehermeticism of modern day suburban residential and shopping enclaves makes its future doubtfulabsent an urban design strategy for the street.

9.2.1 Streetscape

The Streetscape Plan is the major unifying element for University Avenue. The University AvenueStreetscape Committee of the University/Canyon Crest Division of the Greater Riverside Chambersof Commerce has been actively working to obtain support of the property owners along UniversityAvenue for an assessment district to fund the Streetscape Plan.

On July 7, 1992, the City Council and Redevelopment Agency directed that implementation of afirst phase of University Avenue streetscape improvements take place. This action represents awatershed point in the prospects for dramatically altering the declining physical appearance of theAvenue so as to present a positive image that will act to attract investment in the corridor.

Although authorized, final decisions will still be required as to the final mix of funding sources forthe first phase improvements, and funding will need to be identified for second phase improvementsin order to complete the streetscape work from UCR to Park Avenue.


#########


Additional steps to implement the Streetscape Plan include:

! Implementation of the streetscape concept in the context of the General Plan requires thatthere be no widening of University Avenue beyond four lanes except as needed forbikeways, bus bays and at major intersections.

! The Public Works Department should coordinate with Caltrans to eliminate the free right-turn ramp with I-215 to improve pedestrian circulation to UCR.

! The Public Works Department should coordinate with Caltrans to permit additionallandscaping of Caltrans rights-of-way to create a gateway at University Avenue and I-215.

! The Streetscape Committee of the Chamber of Commerce and the DevelopmentDepartment are to work together to inform adjacent property owners of the streetscapeconcept for University Avenue, the potential assessments, and to determine the amount ofsupport.

! If the Redevelopment Agency's University Village project at Iowa Avenue or another majorproject along University Avenue is underway before the assessment process is approved,those developments have the potential to serve as demonstration projects for streetscapeimplementation.

! The City should continue to look for other sources of local, state, or federal funds, inaddition to Measure A monies, to fund all or a portion of the streetscape improvements,thereby minimizing reliance on an assessment district for more than ongoing maintenance.

! The City should establish an assessment district for construction and/or maintenance inorder to further augment funding of streetscape improvements.

! Detailed work toward implementation of Phase II streetscape improvements should bestarted as early as practical upon initiation of Phase I improvements.

Overall, the contemplated improvements to the University Avenue streetscape are a crucialcomponent of the Avenue's revitalization.

9.2.2 Property Maintenance

Property maintenance was the single-most discussed topic among members of the Mayor's TaskForce and the University Avenue Citizen Task Force in the meetings associated with thepreparation of this plan. Currently, property maintenance concerns in the City of Riverside areaddressed in a number of ordinances, including, but not limited to, the following chapters, orportions thereof, of the Riverside Municipal Code: Chapter 6.04, Garbage and Waste Matter; Chapter 6.12, Dead Animals; Chapter 6.15, Abatement of Public Nuisances; Chapter 6.16, Fly-Producing Conditions; Chapter 6.20, Mosquitoes; Chapter 6.22, Rodent Control; Chapter 9.16,Litter and Littering; Chapter 9.18, Graffiti Abatement; Chapter 9.28, Abandoned, Wrecked orInoperative Vehicles; and Chapter 19, Zoning.


#########


While many aspects of property maintenance are currently addressed through the Municipal Code,some critical areas, most notably building and landscape maintenance, are largely absent. Further,it is difficult for a property owner to understand specific duties with regard to maintenance ofproperty and it is cumbersome for the City to administer so many varied and disjointed standardsfor maintenance of property.

At one time it was proposed that a unified property maintenance ordinance be written specificallyfor University Avenue. In consultations with the City Attorney, however, it was determined thatthis ordinance would be more appropriate citywide. It is recommended that a new citywideproperty maintenance chapter of the Riverside Municipal Code be prepared which incorporates allrelevant property maintenance concerns into a cohesive body of property-owner responsibilities,including procedures for abatement and imposition of city sanctions.

The new chapter should organize property owner maintenance responsibilities and prohibitedactivities into broad headings of related topics such as (1) Landscape Maintenance, (2) Maintenanceof Main Buildings and Accessory Structures, (3) Vehicles, and (4) Waste. Additional sections ofthe chapter should detail the procedures of the City's notification of a property owner that aprohibited condition exists, extensions of time to perform the work to abate the condition, and theowner's rights of appeal. Should the property owner fail to remedy the maintenance problem, theordinance should empower the City itself to abate the problem after a suitable period and assess thecosts against the owner and collect the costs with the property taxes.

As a further deterrent, it is recommended that the ordinance establish a violation of the propertymaintenance ordinance as a criminal misdemeanor; the point being that successful change in thephysical appearance of University Avenue requires property maintenance standards that can besuccessfully applied, communicated, administered and enforced.

9.2.3 Code Compliance

On-going success with the physical and visual transformation of University Avenue will require acommitment to effective communication of the maintenance standards, as well as a willingness onthe part of the City to help ensure compliance with the full spectrum of applicable codes. Regularand dedicated code compliance support is crucial toward ensuring that a common expectation isestablished for the quality of the Avenue.

Code compliance support is also instrumental in helping to avoid disillusionment among propertyowners who may come to feel that "others" are not carrying their fair share of responsibility inmaintaining a positive image to the street. It is also the primary means by which the City canensure ongoing compliance with zoning, specific plan, and related development approvals andauthorizations.

To achieve its code compliance objectives for University Avenue, the City should: ! Provide targeted and dedicated code enforcement on a regular basis in addition to

complaint-based enforcement.


#########


! Provide the resources necessary to staff the desired level of service.

! Ensure that an effective public relations effort takes place in tandem with code complianceenforcement so that expectations as to the desired level of quality are adequatelycommunicated.

9.2.4 Historic Resources

Eighth Street Historic Core

Section 8.4.1 identified the potential within Subdistrict 1 to use preservation and adaptive reusetechniques in order to retain the remaining structures of historical value. Anchored on the east atKansas Avenue by University Heights Junior High School (Riverside Community Center), aCultural Heritage Landmark, and on the west by several turn-of-the-century residences situatedbetween Sedgwick and Victoria Avenues, a sufficient mass of historically significant structuresremain in this area as to warrant critical consideration for preservation. Such an effort, suitablyimplemented, could represent a distinct opportunity to blend the historic value of "old EighthStreet" with the economic revitalization needs of this particular subdistrict.

In addition, vacant lots and potential redevelopment sites in this area provide opportunities for therelocation of threatened historic structures from other areas and compatible new infill which reflectsthe historic character-defining elements of the existing structures and scale. Moreover, through aconcerted effort of reinvestment and improved reuse, significant opportunities exist to introducewidely appealing commercial uses while clearly expressing the importance of University Avenue(Eighth Street) in the evolution of the City's historic Eastside community.

Motor Court Era

Some of the best remaining examples of University Avenue's motor court days can be found in thearea between Cranford and Iowa Avenues. Here, two properties, in particular, remain reminiscentof the tourist-serving era when University was the "state highway through town." The Haciendaand Farm House motels represent a style of commercial architecture that has been successfullypreserved in other communities, such as Phoenix, while being adaptively reused for contemporarypurposes.

Together with the historic Weber House, on the south side of University Avenue in this area, thesemotor-court-era examples represent significant additional historic preservation opportunities alongUniversity Avenue that can be used to markedly upgrade University Avenue's physical image.

The Cultural Heritage Board has expressed a strong interest in the potential of this area developingaround a historic theme, or perhaps even becoming a historic district. The first step in initiating thisprocess would be for the Cultural Heritage Board staff to produce a slide record of all residentialstructures along University Avenue, between Park Avenue and I-215, so that the boundaries of apotential district or historic theme area could be determined and so that all structures meritingspecial designations could be documented and so designated.


#########


9.2.5 Monitoring

Between the suggested streetscape program, serious property maintenance, dedicated codeenforcement, and the standards for new development provided for in the earlier chapters of this Specific Plan, a major change in the physical appearance and image of University Avenue shouldbe attainable. Nevertheless, implementation of the plan should also provide for monitoring of thestreet for signs of distress. Whether it be potential problems in graffiti accumulation, delays inupkeep or any other symptoms of decline which, if left unattended, could result in entrenchment ofphysical blight, regular monitoring of the Avenue's physical health should take place.

In addition, active dissemination of public information should take place to help ensure that keyinformation is regularly made available to property and business owners as to the City's efforts andrequirements in its pursuit of University Avenue improvement.

9.3 Stimulating New Investment

9.3.1 New Investment in Perspective

The background analysis for University Avenue prepared in connection with this plan and otherstudies clearly point to a street whose economic underpinnings have markedly changed over theyears. The Avenue's earlier economic makeup, which spawned a visitor-serving corridor, has beenlargely replaced with a locally-based economy serving a limited sphere of influence. The Avenue'sfuture, however, will largely be a function of external factors which "induce" economic changes onthe Avenue, as well as investment decisions--largely public--which work to "create" a neweconomic environment.

Riverside is not a stranger to the concept of planning for a sound and stable local economy. Forexample, in the mid-seventies, an economic base study was prepared by Development ResearchAssociates which examined the broader local economy together with specialized assessments ofkey sectors. The study provided the City with a means to better anticipate and plan for emergingeconomic patterns.

University Avenue today is in a similar position of needing a focused look at its economic future. Growth at its two ends--UCR and Downtown--is likely to be the "engine" that drives and inducesfuture changes. That is, while current demand for diversified commercial space on UniversityAvenue is very limited, economic expansion at both ends of the corridor should result in increasedactivity and demand for goods and services along the entire length of the Avenue. UCR's studentgrowth translates into additional faculty positions, support staff, service needs, and other economicgenerators. Downtown growth may mean additional employment, destination shopping andentertainment, as well as new institutions that may draw people to the area, such as through theformation of an arts district.

While the preceding economic factors are likely to induce economic changes along UniversityAvenue, other potential exists for public policy to help create a new economy on the street. Publicly-driven investment decisions, primarily facilitated by the City's Redevelopment Agency,have the potential to directly shape the economic future of the Avenue. Major "node" projects, in


#########


particular, fall into this category. University Avenue's Iowa, Chicago, and Park Avenueintersections, which largely shaped the Specific Plan's subdistricting concept, are the locations atwhich public-private "anchor" projects should take place.

At Park Avenue, the emerging Riverside Marketplace development needs to be furtherimplemented. At Chicago Avenue, it is the updating of an outmoded shopping complex that needsrejuvenation into a modern-day mixed-use project. At Iowa Avenue, it is the potential to exploituniversity proximity into a "village" project that can be both university-serving and a draw for thebroader community. Without the encouragement of public investment in these catalytic projects,the pace of economic change on University Avenue is likely to be glacial.

To be sure, while the University Avenue Specific Plan is more easily targeted toward land-use-related issues--affecting new development, as well as the existing land use makeup of the street--sustainable economic change on the street must await future growth: expansion of core economicgenerators that will induce changes on the Avenues, and investment decisions that will help createan economic transformation. In either case, the Specific Plan should be seen as a mechanism foranticipating future economic changes on the Avenue by putting into place a landmark planningeffort today.

9.3.2 Redevelopment Programs

The Specific Plan will be implemented, in large part, by developers and property owners within thecontext of Riverside's redevelopment process and programs. The University Avenue Specific Planis part of the Central Industrial Redevelopment Project. The use of redevelopment programs andauthority is especially important for Specific Plan implementation. In particular, most potentialredevelopment undertakings can help achieve multiple objectives. For example, efforts that aretargeted to improve physical conditions through the elimination of blight are also likely to improvebusiness conditions on the Avenue, either directly or indirectly.

Using the project area's authority, targeted implementation programs can be established for manyspecific purposes, including:

! Facade Improvement. Significant improvement to the appearance of University Avenuecan be achieved by assisting property and business owners with building facadeimprovements.

! Sign Abatement/Improvement. Conversion of nonconforming signs to new conformingsigns would aid with the visual appearance of the Avenue. The Agency can assist with thecost of such actions which otherwise are difficult investments for businesses to make.

! Tenant Assistance. In connection with commercial revitalization, especially in existingcenters, tenant assistance to help with either business establishment or retention is available.


#########


! Block Consolidation. Especially in Subdistrict 1, the Agency may be instrumental infacilitating block consolidation through selective acquisitions, especially in connection withother efforts, such as land use conversions and abatements, or streetscape improvements.

! Nonconforming Use Conversion/Abatement. Through the acquisition efforts of theAgency, significant gains can be achieved in facilitating the transition of outmoded orproblematic land uses to new economic uses.

! Streetscape. Through its ability to assist with public improvements to the Avenue, theAgency can be instrumental in facilitating the University Avenue streetscape program.

! Code Compliance. Other efforts of the Agency in promoting and financially assistingcode compliance services can be a model for such an effort on University Avenue.

! Targeted Property Assembly. Much of University Avenue is characterized by land useand subdivision characteristics which make conversion to more productive uses difficult ornearly impossible. Targeted property assembly can help facilitate conversion, eliminationof blighting influences, and stimulate new economic investment.

! Neighborhood Conservation and Housing. The viability of adjoining neighborhoodswill have a long-term influence on the economic health of University Avenue. To theextent that those neighborhoods are targeted for rehabilitation and conservation efforts,direct benefits to the Avenue can be expected.

! Commercial Revitalization. The three principal commercial nodes within the specificplan area should receive particular attention for commercial revitalization. They areUniversity/Iowa, site of a likely "University Village" project; University/Chicago, whererevitalization of the economically obsolete Town Square Shopping Center is of greatimportance; and University/Park, where a planned neighborhood-oriented commercialcenter will interface with the Marketplace development.

! Small Business Development. Significant economic investment along University Avenuecan be expected to be derived from small business development. University Avenue has thepotential to be an important "incubator" for small businesses needing a place to get started. Assistance from the Agency on matters such as parking and off-site improvements can behelpful in promoting a positive climate for investment to take place. The Agency can alsoassist in coordination with Community Reinvestment Act (CRA), Small BusinessAdministration (SBA), job training and other similar types of programs.

! Technical Assistance. Assistance from the Agency in technical matters, such asarchitectural, engineering, and design services, can help businesses and property ownerswith land use improvement decisions which thereby result in a betterment of the image ofthe Avenue.

! University-Related Economic Development. Growth of UCR will be a major "engine"driving related economic expansion along University Avenue. Significant opportunities


#########


will exist in areas such as university-related housing, shopping, and off-campus siting offacilities, so as to capture the investment potential of the campus in stimulating neweconomic investment.

! Low Interest Loans and Assistance with City Fees. For existing businesses wishing toupgrade in accordance with the Specific Plan, the Agency could offer low interest loans aswell as assistance in the payment of City fees.

Financial mechanisms which may be utilized by the Redevelopment Agency and/or City ofRiverside to fund catalytic improvements and support the above-noted programs include:

! Tax increment financing! Loans and grants! Developer land payments! Other tax revenues including sales tax, bed tax, gas tax and others! Bonding for capital improvements through bond acts such as Mello-Roos! Project area management, especially the merger of the Central Industrial and Sycamore

Canyon redevelopment project areas! Development fees! Fines and forfeitures! Transportation funds including LTF, Sections 4 & 8, and Measure A! Assessment districts

9.3.3 Local Enterprise Zone

Currently, a portion of the City's Central Industrial Redevelopment Project area is designated a"Local Enterprise Zone," within which new and expanding businesses may gain financialadvantages for investing in the area. This local zone is an extension of the City's collaborativeeffort in the state-designated Agua Mansa Enterprise Zone. Through the local enterprise zonedesignation, the City extends favorable tax consideration in areas such as business license andutility user taxes.

To encourage new economic investment in University Avenue, an extension and expansion of thelocal enterprise zone concept to University Avenue could help encourage new business investmentand property improvement consistent with the goals and objectives of the Specific Plan. In areassuch as local business taxes and development fees and costs, the City has the potential to provideincentives for an overall upgrading of the business climate on the Avenue.

The City and Redevelopment Agency should also monitor changes taking place at both the stateand federal levels to exploit opportunities that may present themselves for designations which couldbe sought for University Avenue which would further expand the potential for using economicadvantages to encourage urban revitalization.

9.3.4 Mixed-Use and Consolidated Block Incentives


#########


In order to encourage "demonstrable" changes to take place in accordance with the overall visionfor University Avenue, incentives are built into the development standards provided for certaintypes of developments that consolidate parcels along University Avenue. These incentives aredirected at encouraging cohesive, quality developments with a mix of permitted uses that arelinked by pedestrian connections; have extensively landscaped parking areas and pedestrianamenities; and reduce access points directly from University Avenue. Development intensitybonuses and shared parking incentives are examples of the direct encouragement provided in thisplan for block consolidations and mixed-use developments. (Tables 5 and 6 in Section 7.0 listmixed-use development standards which embody these incentives.)

9.3.5 Incentives for the Elimination of Nonconforming Uses

Providing assistance through incentives for nonconforming uses to be eliminated or converted tonew conforming uses will be an important ingredient in encouraging new economic investment onthe Avenue. Programs which are readily available for this purpose include the City's existingredevelopment effort; development cost reduction concepts, which could be an extension of thelocal enterprise zone concept noted earlier; and land use intensification incentives, such as thosewhich could be part of a block consolidation development proposal.

Although these concepts can form a core set of incentives for the elimination and/or conversion ofnonconforming uses, future periodic evaluations of the Specific Plan that examine implementationeffectiveness should consider the need for amendments, as may be appropriate, to help ensure that asufficient range of tools are available to continue encouraging nonconforming use elimination. Inaddition, the City should look to opportunities as they may arise with other planning and zoningactions to further encourage nonconforming use conversion. One such opportunity may arise as aresult of actions which may be taken by the City in connection with amortization and abatement ofnonconforming uses and structures, as discussed in Section 9.4 of the Specific Plan.

9.3.6 Catalytic Development Projects

The University Avenue corridor will need to be anchored by "catalytic" development projects. Thepreviously-prepared University Avenue Strategic Plan identified some of these projects, includingthe mixed-use development projects at University/Iowa and University/Chicago. In addition toconsolidated block developments, these future efforts represent the best hopes for creating a newinvestment perception to University Avenue. Without visible change combined with economicinvestment of sufficient critical mass, it will be difficult to create a self-sustaining movementtoward economic transformation.

9.4 Related Land Use Policies & Procedures

9.4.1 Nonconforming Uses and Structures

This Specific Plan will create several nonconforming uses along the University Avenue corridor inaddition to nonconforming uses which may already exist. Generally, nonconforming uses are landuses which were lawfully established at a particular point in time, but which would not beconsidered permitted land uses under current zoning regulations. Nonconforming uses must be


#########


distinguished from nonconforming structures. The latter pertains to the physical development of aproperty in contrast to the actual land use or activity that is taking place.

The Specific Plan's discussion of nonconforming uses and structures is advisory only. Theconcepts contained in this section are intended to represent a framework by which future, citywidechanges to the Zoning Code might be structured. In particular, the plan's objective is to illustratehow changes to the nonconforming uses portion of the Zoning Code could be handled in order tohelp achieve those land use objectives which are especially relevant to the revitalization ofUniversity Avenue.

As a starting point, the Zoning Code provides the following definitions:

! "Nonconforming Use" means a use of a building or land, which use was lawfullyestablished, but which does not conform to the regulations of [the Zoning Code].

! "Nonconforming Structure" means a structure or a portion thereof which was lawfullyestablished, but which does not conform to the regulations of [the Zoning Code].

Additionally, Chapter 19.66 of the Zoning Code constitutes the "Nonconforming Uses" section ofthe Riverside Municipal Code. In general, the existing chapter provides that any nonconforminguse or structure may be continued indefinitely unless, (1) a nonconforming use is changed to adifferent use, or (2) a nonconforming use is discontinued for a continuous period of one year, or (3)a nonconforming structure containing a nonconforming use is destroyed by fire, explosion, act ofGod or the public enemy, and permits are not obtained and commencement of repairs orreconstruction is not commenced on a same or smaller size building within a year after thedestruction.

Although the Zoning Code generally allows nonconforming uses and structures to be continuedindefinitely, a more practical operational issue pertains to alterations to nonconforming uses andstructures. In this regard, the Zoning Code essentially groups the two nonconformity types--usesand structures--together. Structural alterations to buildings that contain a nonconforming userequire a conditional use permit regardless of whether the structures are conforming ornonconforming.

Similarly, except for routine maintenance and repair work, any structural alteration, reconstructionor enlargement of a nonconforming building or improvement requires the granting of a conditionaluse permit. Further, any expansion of either a nonconforming use or nonconforming structure alsorequires the granting of a conditional use permit. In the latter case, the Planning Commission isspecifically authorized by the Zoning Code to consider operational constraints on thenonconforming uses as part of the conditional use permit process.

The treatment of nonconforming uses and nonconforming structures is vitally important to the long-term revitalization of University Avenue and to the ultimate success of the Specific Plan in being avehicle for positive physical, economic, and social improvement along the Avenue. In particular,the Specific Plan recognizes that:


#########


! Business and property owners along University Avenue need incentives and encouragementto physically improve their properties. The City's approach to nonconforming uses andstructures can help create an initial set of expectations as to University Avenue's future--thatchange will indeed be taking place.

! Achieving a self-sustaining process of physical improvement along the Avenue, in part,depends upon the creation of a genuine perception among business and property owners thatother properties are being changed and upgraded for the better.

! The transformation of nonconforming land uses to new economic pursuits can beencouraged through a clearly articulated statement of expectations. Providing a predictableand reasonable time frame in which to recover investments in nonconforming uses cancreate an atmosphere of expected change along the Avenue and a conducive environmentfor new investment.

It is recommended that a new citywide, nonconforming uses section of the Riverside MunicipalCode be prepared by the City that establishes specific criteria and procedures for the continuanceand abatement of nonconforming land uses, buildings, structures and improvements. The newchapter should make a clear distinction between (1) changes to nonconforming land uses, (2) changes to nonconforming buildings, structures and improvements, and (3) abatement ofnonconforming land uses. The concepts described in the following sections are advisory commentsonly to illustrate changes that could be considered when a citywide code amendment is processed inthe future.

(1) Nonconforming Land Uses.

(a) Termination of Nonconforming Land Uses. With regard to nonconforming land uses, it isrecommended that consideration be given to terminating the right to continue a nonconforming useand requiring the use to fully conform to current regulations when any one or more of the followingevents occur: ! Expiration of the period of time provided for abatement of the nonconformity.

! Change of a nonconforming use to a different use or addition of a new use which is notpermitted.

! Interruption or discontinuance of a nonconforming use for a period of ninety (90) days.

! Unauthorized expansion, enlargement or change in the nonconforming land use or anybuilding, structure or improvement containing such use.

A nonconforming land use which is destroyed to the extent of no more than 50 percent of itsreplacement value at the time of its destruction by fire, explosion, other casualty, act of God, or thepublic enemy, could be permitted to be restored and the nonconforming use be permitted tocontinue if permits are obtained and reconstruction commenced within one year of the destruction.


#########


(b) Expansion of Nonconforming Land Uses. Expansion, intensification, change in the mode orcharacter of a nonconforming use, or any other change to a nonconforming use which results in agreater level of activity to take place should not be permitted.

(c) Improvements to Nonconforming Land Uses. Within the University Avenue corridor,alterations of nonconforming land uses for purposes of safety or beautification should beencouraged and permitted provided there is no expansion of any nonconforming use as a result ofthe alterations, which might include the following:

! Nonstructural repairs and alterations limited to minor items not requiring a building permitsuch as painting, landscaping, fences, walls, and repairs;

! Landscape improvements, including installation of required street trees, sidewalks andwalls, and the screening of parking;

! Signs, which replace existing nonconforming signs;

! Changes to interior partitions and/or other nonstructural repairs, provided that the cost ofsuch improvements does not exceed one-half the replacement cost of the total propertyimprovements over any five-year period, and further provided that the changes do not resultin an expansion, intensification, change in mode or character of a nonconforming use, orany other change to a nonconforming use which results in a greater level of activity to takeplace; and,

! Structural changes which do not result in an expansion of the nonconforming land use,subject to the granting of a conditional use permit.

Other structural alterations to nonconforming land uses should be permitted only to the extent thatthe City determines that such alterations are immediately necessary to protect the health and safetyof the public occupants of any structure containing such nonconforming land use or the adjacentproperty.

(2) Nonconforming Buildings.

(a) Continuation of Nonconforming Buildings. With regard to nonconforming buildings, structuresand improvements, it is recommended that, as a general rule, the right to continue a nonconformityshould be permitted to continue indefinitely. However, that right should be terminated and theproperty be required to fully conform to current regulations when any one or more of the followingevents occur:

! Expiration of the period of time provided for abatement of the nonconformity;

! Unauthorized expansion, enlargement or change in the nonconforming building, structure orimprovement; or,


#########


! When a project review by the City, such as an action by the Design Review Board, providesan opportunity to eliminate existing nonconformities to the greatest extent possible withoutbeing contrary to the intent and purpose of the Specific Plan.

A nonconforming building or structure or other improvement which is destroyed to the extent of nomore than 50 percent of its replacement value at the time of its destruction by fire, explosion, othercasualty, act of God, or the public enemy, should be permitted to be restored if permits are obtainedand reconstruction commenced within one year of the destruction.

(b) Expansion of Nonconforming Buildings. Expansion of buildings, structures or improvements,which are nonconforming with respect to height, intensity and/or setback should be permitted alongthe University Avenue corridor, provided that construction of new and/or expanded facilities issubject to the granting of a conditional use permit, which is contingent upon findings that all of thefollowing conditions exist:

! The expansion will protect valuable property;

! The expansion will not adversely affect or be materially detrimental to the adjoiningproperties;

! There is a need for relief of overcrowded conditions or for modernization in order toproperly operate a conforming use and protect valuable property rights; and,

! The expansion is consistent with the intent and purpose of the Specific Plan.

(c) Improvements to Nonconforming Structures. Within the University Avenue corridor, alterationsof nonconforming buildings, structures and improvements for purposes of safety or beautificationshould be encouraged and permitted provided there is no expansion of any nonconformingstructure as a result of the alterations, which might include the following:

! Repairs and alterations limited to minor items not requiring a building permit such aspainting, landscaping, fences, walls, and repairs;

! Landscape improvements, including installation of required street trees, sidewalks andwalls, and the screening of parking;

! Signs, which replace existing nonconforming signs; and,! Changes to interior partitions and/or other nonstructural repairs, provided that the cost of

such improvements does not exceed one-half the replacement cost of the total propertyimprovements over any five-year period.

Structural alterations to nonconforming buildings or structures without a conditional use permitshould be permitted only to the extent that the City determines that such alterations are immediatelynecessary to protect the health and safety of the public occupants of the nonconforming building orstructure or the adjacent property.


#########


(3) Abatement of Nonconforming Land Uses (Amortization Period). The amortization period forany nonconforming land use, building, structure or improvement, except nonconformities due toabsence of valid conditional use permits for all uses otherwise requiring such permit, should bedetermined on a case-by-case basis which considers a series of factors relevant to a weighing of theprivate loss versus the public utility, which factors include, but are not limited to the following:

! The amount of investment or original cost of the property to become nonconforming;

! The present, actual or depreciated value of this property;

! The dates of construction of the property;

! The amortization already determined, if any, for taxation purposes;

! The salvage value of the property;

! The remaining useful life of the property;

! The length and remaining term of the lease under which the property is maintained;

! The harm to the public if the structure remains standing beyond the prescribed amortizationperiod;

! The nature of the surrounding neighborhood, and the value and condition of theimprovements on neighboring premises;

! The nearest area to which the petitioner might relocate as a permitted use;

! The cost of such relocation;

! The relative value of the land and of the improvements separately; and,

! Any other reasonable costs which bear upon the kind and amount of damages which thepetitioner might sustain.

Within the University Avenue corridor, it is recommended that the date of commencement of anynonconformity for abatement purposes be the date of issue of a formal notice of nonconformity bythe City to the landowner.

In addition to any core program of nonconforming use amortization and abatement, the CityCouncil should give consideration to a process, such as through conditional use permits, wherebyexisting, nonconforming uses along University Avenue may seek modification and/or suspension ofamortization proceedings subject to either specified property improvements being accomplished, orcertain use conversions taking place. The Avenue's extensive base of motels represents onecategory of potential physical upgrading and/or conversion opportunities which, if made available,could result in significant visual improvement to the corridor.


#########


Since a demonstrable upgrading of University Avenue is an important short-term objective of thisPlan, such an adjunct to the contemplated amortization provisions could be a meaningful incentiveto induce the upgrading and improvement of nonconforming uses. In particular, considerationshould be given to establishing a framework in any permit process for applying both "operational"and "physical" improvement requirements which together can heighten the viability of the Avenueand its prospects for attaining long-term economic transformation consistent with the SpecificPlan's goals and objectives.

(4) Conditional Use Permits Required. For all uses operating without a valid conditional use permitas of the date of adoption of this Specific Plan, which use requires such a permit subsequent to theplan, shall file application for a conditional use permit within 90 days of notification ofnonconformity.

(5) Notification of Nonconformity. Successful implementation of this plan is predicated upon thenotification of land use owners and operators, including property owners, of the City'sdetermination that a nonconformity exists on a particular property.

9.4.2 Project Review Procedures

Successful implementation of the various land use regulations, standards and guidelines containedin this Specific Plan is predicated upon effective project review procedures in connection withroutine review and approval of development proposals. Specifically, the plan requires:

! Rigorous review of all projects;

! Conformance with the Specific Plan for all development and business approvals;

! Authority to establish appropriate conditions of approval to ensure conformity with theplan;

! Durability of approved projects/conditions of approval;

! Responsibility of land owners and project applicants/operators, including:

- Owners and applicants required to acknowledge acceptance of approval/conditions;

- Conditions of approval may not be modified except by subsequent city action; and,

- Land owners and applicants are jointly responsible to ensure adherence toconditions of approval

! Design review and approval is deemed a discretionary action for purposes of project review;

! Project approvals are conditional upon fulfillment of stipulated conditions;

! City may initiate reexaminations of project approvals;


#########


! Certificates of occupancy required for all new and modified uses; and,

! It shall be a violation of law to fail to comply with a conditional use permit issued inaccordance with this Specific Plan and the Zoning Code.

9.5 Toward a New Urban Agenda

9.5.1 University Avenue in Its Broader Context

Although this specific plan has focused on University Avenue, a narrow ribbon stretching betweengiant anchors, UCR and Downtown, in reality, the corridor needs to be seen part-and-parcel with theEastside Community which flanks the Avenue over most of its course. As goes the Eastside, so toowill go University Avenue.

Perhaps so telling in this regard was a comment made by a University Avenue restaurant owner. Sheobserved that despite her best efforts to maintain an attractive business establishment, street people--panhandlers, substance abusers, loiterers, people with time on their hands, and others--were drivingbusiness away. Regular and stable customers were beginning to avoid the facility in alarming numbersbecause they were avoiding the problems of the Avenue.

To the extent that the urban fabric of University Avenue mirrors conditions in its adjoining areas,success in reversing the economic decline of the Avenue will be determined by policies applied to boththe Avenue and its surrounding community. In this sense, a new urban order for University Avenuewill ultimately be reflected in actions that deal with core urban issues--jobs, housing, education, family,child care, self-esteem, empowerment and so forth. The cancers of urban life--unemployment, poverty,poor education, substance abuse, racial and cultural intolerance, gangs, and other contemporary socialproblems--manifest themselves in our surroundings. Success in dealing with University Avenue andits urban ills means having an understanding of its root causes.

9.5.2 Promoting Positive Economic Activity

Location and Diversity--An Advantage

Riverside is a socio-economically diverse city, one that reflects a broad makeup of groups, incomes,and backgrounds. Riverside's makeup is reflected not only in its people, but in its businesses as well.In other words, business investment in the city--and along University Avenue will reflect the diversityof the city. Business investment on the Avenue cannot reflect single-focused purposes; it can no morebe expected to cater exclusively to upper income shoppers any more than it can be sustained largelyby a tourist trade as it was in its heyday. Yet, despite this somewhat obvious recognition, businessinvestment decisions are being driven, to a large extent, by how University Avenue is perceived, ratherthan by what it can be.

An illustration of how perceptions influence investment decisions can be found with the shoppingcenter complex located at the University/Chicago intersection. Market studies by potential users allto frequently conclude that the general area lacks the retail sales potential or the physical appearanceto warrant a major investment in new facilities. Even when marketing data reveals that the intersection


#########


is within generally accepted driving distances of established markets and trade areas, UniversityAvenue cannot compete against other locations--areas such as Magnolia Center or Canyon Crest. Thiscondition appears true even when there is evidence of pent-up capacity for certain types of retailfacilities.

A Supply vs. Demand Enigma

Certainly, one message that comes from this is that University Avenue must be perceived as a placeworthy of doing business. If nothing else, the first image which is communicated to potential userswhen they see the Avenue is crucial "first impression" on which subsequent investment decisions mayturn. Yet, a seemingly enigmatic dilemma exists in securing stable economic activity. Does theinvestment in new business come first and the patrons naturally follow, or does the demand have toexist first for business investment to follow? In reality, both will probably occur together onceUniversity Avenue is perceived as changing for the better.


#########


A New Urban Order

The most fundamental underpinning of the Specific Plan is to bring about a change in direction for thefuture of University Avenue. Indeed, this chapter of the plan begins by restating the components ofthe plan which make up its "core" areas, followed by a discussion of those additional implementationstrategies which can yield a comprehensive approach to University Avenue's revitalization.

The discussion (and the plan), however, would be incomplete without mentioning the importance ofpublic safety issues as they relate to the perception of University Avenue. The desirability ofUniversity Avenue as a place to shop, dine, or buy other goods and services, is directly influenced bypatrons' beliefs that the Avenue is a safe place to be. Signs of possible criminal activity, graffiti, run-down properties can quickly establish an area's reputation as being undesirable, and thereby harm thebusiness climate of the street. Moreover, UCR's ability to successfully attract and retain both studentsand staff is also linked to the fortunes of University Avenue and the perception of safety at the"doorstep" to the campus.

Success in implementing the Specific Plan and fully realizing the revitalization benefits envisioned bythe plan also requires a sustained, if not heightened, commitment to public safety concerns. It isimperative that University Avenue be perceived as a safe place to be by both patrons and prospectivebusinesses. Moreover, since business activity generates much of the taxes that support city services,it is important that the business health of the Avenue be regarded as a vital component of the city'soverall fiscal health.

9.5.3 Locally-Based Community Action

The Mayor's Task Force for University Avenue, made up of business people, property owners, residentsof the Eastside community, and City Staff has been actively working to improve the social and crimeproblems along University Avenue. Through its efforts, police and code enforcement activities haveincreased in the area and have had a noticeably positive effect on the Avenue. These activities mustcontinue, at a minimum, at the current level of effort until a critical mass of key projects areimplemented, and there is an overall change in the visual, economic, and social environment. Otheropportunities exist to build on this effort, such as volunteer police patrols, paintbrush programs, retailbusiness associations and other programs rooted in community activism.

9.5.4 Eastside Community Planning

Because this Specific Plan focuses on University Avenue, this implementation section, out of necessity,focuses on implementation actions for the Avenue itself. Nevertheless, a central thesis of the SpecificPlan is to set the stage for a continuation of actions by articulating the critical need for a major updateof the Eastside and University Community Plans--components of the Riverside General Plan. Theplanning process which would take place with the updates would set the stage for advancing thesomewhat limited scope of the Specific Plan to the next logical level of urban analysis--incorporatingthe broad needs of the greater Eastside community into a cohesive and deliberate urban agenda.

9.5.5 Custodian of the Vision


#########


While a conscience attempt has been made through this Specific Plan to make the process which itembodies as self-executing as possible, the problems associated with University Avenue will requirea "custodian of the vision." To be sure, City action in continuing the planning process through to itsnext logical level--an updated community plan--will maintain a sharp focus on the area. Similarly,Riverside's active redevelopment efforts will help ensure ongoing attention.

Beyond these largely "process-oriented" systems for helping to ensure that ongoing attention is directedto plan implementation, existing interest groups such as community and business committees have thepotential to function as key leaders in providing the City with feedback and guidance on planimplementation and helping to ensure that the plan is kept active and current.

Another opportunity for the City is to schedule predictable reviews of the progress of planimplementation. For example, annual progress reviews coupled with formal updates at three- to five-year intervals would help to ensure that momentum is not lost on implementation and would help avoidan unacceptable dating of the plan's relevance to the conditions affecting the Avenue.

9.5.6 A Short List for Immediate Implementation

Soon after adoption of the Specific Plan, the City should embark on a "short list" of immediateimplementation actions. The selected actions should represent both an immediate and manageableaction agenda. The results of the effort should be a short-term visible change in the character of theAvenue, and rooting of what will become a sustainable, ongoing revitalization effort. It isrecommended that the City cause such a short list of projects to be prepared in conjunction with itsnormal goal setting, project prioritization, and budgeting processes.

9.6 Administration of the Specific Plan

The Specific Plan, primarily in Sections 4.0 and 5.0, establishes development standards for land use,site planning, landscaping, streetscape, circulation and design. The plan will be implemented by theDevelopment Department and the Planning Department, through their normal processes.

The design standards and guidelines, Section 6.0, specifically identifies how projects are to be designedto be compatible with, and enhance, University Avenue. The design guidelines will be implementedthrough the City's Design Review process.

This section of the Specific Plan describes the processes which are necessary for administration andimplementation of the plan, its objectives and component parts.

9.6.1 Approval Process for the Specific Plan

Section 4.0 of the University Avenue Specific Plan indicates draft Land Use designations of theGeneral Plan for the Specific Plan area. Land Use designations for the Specific Plan are consistent withthese designations with an exception as to intensities for Consolidated Block Development. This mayneed to be amended in the General Plan as well as the circulation element in order to reflect thestreetscape concept. The Specific Plan portions of the University Community Plan and theDowntown/Central Industrial Development Implementation Plan are superseded by this plan for


#########


Subdistricts 1 through 4. To avoid confusion, a note should be placed in these plans, indicating thatthe University Avenue Specific Plan modifies portions of the plans' recommendations.

9.6.2 Specific Plan Amendments

Amendments to the Specific Plan require review and approval by the City of Riverside PlanningCommission, and the City Council. Such amendments are governed by the California GovernmentCode, §65500, which requires an application and fee submitted to the Riverside Planning Departmentstating in detail the reasons for the proposed amendment.

9.6.3 Amendment to the Zoning Code - Relationship to the Specific Plan

Any amendments to the Zoning Code made after the date of adoption of the Specific Plan shall bepresumed to govern the Specific Plan in matters of conflict or silence on the part of the Specific Plan,unless the Specific Plan is otherwise amended.

9.6.4 Development Site Plans

All development plans shall be subject to review and approval by the City of Riverside Design ReviewBoard. Applicants for development should consult with the City of Riverside Planning Department forDesign Review Board submittal requirements (§19.62 of the Zoning Code) and scheduling.

9.6.5 Environmental Evaluation

All proposed development applications must be accompanied by the environmental information asrequired within the provisions of Article 5 of the California Environmental Quality Act (CEQA) andall applicable ordinances and resolutions of the City of Riverside.

9.6.6 Appeals

An appeal from any determination, decision, or requirement of staff, Design Review Board or thePlanning Commission shall be made to the City Council in conformance to the appeal proceduresestablished by Title 19.

Appendix A

Land Use InventoryJune, 1991


ACKNOWLEDGEMENTS

City Council

Terry Frizzel, MayorRonald O. LoveridgeJack ClarkeJoy DefenbaughRobert A. BusterAlex CliffordTerri ThompsonLaura Pearson

Gruen Associates

Ki Suh Park, FAIA, AICP, Partner-in-Charge

Elaine V. Carbrey, AIA, AICP, Vice President, Project Manager

Robert Kaufman, Senior PlannerFrederick Abelson,

Director of Landscape ArchitectureSam Kim, Landscape ArchitectMichael De Chellis, RendererShirley Montoya, GraphicsEve Meng, GraphicsNessa Marion, Technical Editor

Citizens Advisory Task Force

Dilip AnketellNati FuentesVirginia BurgessPaul ChavezRufus BarkleySam DilibertoRick LybargerLee RedmondJanice NewmanTom R. WebbHenry CoilJim McCoy

City of Riverside Staff

Robert C. Wales, Agency Executive Director

Ralph Megna, Deputy DevelopmentDirector

Conrad Guzkowski, Senior Redevelopment Project ManagerSteve Whyld, Planning DirectorKen Gutierrez, Deputy Planning DirectorBill Wilkman, Principal PlannerBarry Beck, Public Works Director

I

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

20

21

22

23

24

25

26

27

28

Criy AlmRNEY'$ OFFicE

3900 MAIN STREET

RivmnxE CA 92522

951) 826 -5567

RESOLUTION NO. 23253

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERSIDE, CALIFORNIA AMENDING THE UNIVERSITY AVENUE SPECIFICPLAN IN CONNECTION WITH THE 2014 -2021 HOUSING ELEMENT.

WHEREAS, the City of Riverside adopted the 2014 -2021 Housing Element on October 10

2017; and

WHEREAS the implementation of the Housing Element requires amendments to Chapters 6

and 7 of the University Avenue Specific Plan as set forth in Exhibit " A" attached hereto and

incorporated herein by reference; and

WHEREAS, on October 19 and November 2, 2017, the Planning Commission of the City of

Riverside advertised for a held a public hearing to consider the amendments to the University Avenue

Specific Plan and recommended the amendments to the City Council; and

WHEREAS, the City Council advertised for and held a public hearing on December 12, 2017,

to consider the University Avenue Specific Plan amendments; and

WHEREAS, the City Council received and considered the reports and recommendation from

the Planning Commission and all other testimony, whether written or oral, presented at the public

hearing.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Riverside,

California, as follows:

Section 1: Incorporating the findings set forth above and in the documents and reports and

in the record, it is in the public interest to adopt the amendments to Chapters 6 and 7 of the University

Avenue Specific Plan as more particularly described below.

Section 2: Chapters 6 and 7 of the University Avenue Specific Plan are hereby amended

as set for in Exhibit "A" attached hereto and incorporated herein by reference.

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

20

21

22

23

24

25

26

27

28

ADOPTED by the City Council this 12th da,

Attest:

COLLEEN J. [ V . OL

ity Clerk of e City of Riverside

I, Colleen J. Nicol, City Clerk of the City of Riverside, California, hereby certify that the

bregoing resolution was duly and regularly adopted at a meeting of the City Council of said City at

is meeting held on the 12th day of December, 2017, by the following vote, to wit:

Ayes: Councilmembers Gardner, Melendrez, Soubirous, Conder, Perry, and Adams

Noes: None

Absent: None

Abstained: Councilmember Mac Arthur

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the

City of Riverside, California, this 15th day of December, 2017.

C CA: 17 -1763

Cm' AITORNEY' 8 OFFL -H3900 MART SMEE7

R1vERSME, CA 92522

951) 826 -5567 2

tOLLEEN J. ICOL

City Clerk o the City of Riverside

EXHIBIT " A"

P17 -0521 - Specific Plan Amendment

Chapter 6 University Avenue Specific Plan Land Use

6.0 LAND USE REGULATIONS

The policies, standards and design guidelines in this Specific Plan are formulated to implement

portions of the overall vision and development strategies presented in the University AvenueStrategic Development Plan and to address additional concerns of the Citizen Advisory TaskForce. This chapter outlines objectives and policies for the first of the major plan components -

subdistricts and land use.

6. 1 Definitions

For the purposes of this Specific Plan, the meanings of words and phrases ascribed to them in

Chapter 19. 04 of the Riverside Municipal Code shall apply. Additionally, for the purposes of thisSpecific Plan, the following words and phrases, whenever used in this Plan, shall be construed asdefined in this Chapter, unless from the context, a different meaning is specifically defined andmore particularly directed to the use of such words or phrases:

Check Cashing Facility shall mean a person or business that for compensation engages, in whole or in part, in the business of cashing checks, payday advances, warrants, drafts, money orders or other commercial paper serving the same purpose. " Check cashingfacilities" do not include a State or Federally chartered bank, savings associations, creditunion or industrial loan company. " Check casing facilities" also does not include a retailseller engaged primarily in the business of selling consumer goods, including consumables, to retail buyers that cash checks or issue money orders for minimum flat fee as a servicethat is incidental to its mail purpose or business.

Consolidated Block Development shall mean a project submitted for approval under a

single application, 1) containing an entire block of lots fronting on University Avenuebetween intersecting streets and which eliminates all curb cuts directly from UniversityAvenue, or 2) consisting of contiguous lots totaling 2 acres or more, which substantiallyreduces curb cuts on University Avenue and improves pedestrian/vehicular circulation andlandscaped image.

Indoor Swap Meet shall mean any store event where merchandise is offered or displayedfor sale or exchange and in which the sales area has been subdivided to allow for individual

sales booths that are available for lease to individual tenants. For purposes of this

definition, areas bounded by permanent floor -to- ceiling walls or windows, in which allentryways are capable of being closed and locked, shall be considered separate stores andnot subdivisions ofone store. No store in which one vendor occupies at least eighty percent80 %) of the floor area used for sale of goods shall be considered an indoor swap meet.

For purposes of this section, a vendor is each person offering goods for sale in a store whois subject to a permit from the State Board ofEqualization to engage in or conduct business

as a seller at that store. Each such vendor shall be deemed a tenant in that store. The term

swap meet is interchangeable with and applicable to flea markets, auctions, farmer' smarkets ( except certified farmer' s market as defined in Chapter 19. 04 of the Riverside


Municipal Code) or other similarly named or labeled activities; but the term does notinclude the usual supermarket or department store retail operations.

Mini Mall (see zoning code).

Planned Mixed -Use Commercial/Residential Development ( also " Mixed -Use"

Development) shall mean a project submitted for approval under a single application,

which project contains a combination of commercial,. effiee and residential on a lot or a

group of contiguous lots which constitute a single building site, and which is characterizedby an integrated architecture, site design, function and purpose and eeeupies a-si

14Shared Parking Analysis shall mean an evaluation of the total parking requirement of allindividual land uses within a " Planned Mixed Use Commercial/ Residential Development"

in order to determine the number of such required parking spaces which may be shared bytwo or more individual land uses without conflict, thus reducing the total parkingrequirement for the development.

Streetscape is a term for improving the visual and pedestrian environment of a street byproviding landscaping, street trees, pedestrian scale lighting, sidewalks, street furniture andother pedestrian amenities.

Tobacco Store /Smoke Shop shall mean a business with the sale of tobacco, either looseor prepared as cigarettes, and products for the smoking of tobacco constituting more thanthirty percent of gross sales and/or thirty percent of net lease area.

6.2 Intent of the Land Use Regulations

Land uses within the Specific Plan area are discussed below in terms of. 1) overall objectives 2)

the relationship of Specific Plan land uses to those in the Land Use Element of the General Planand Specific Plan Land Use Designations 3) land uses permitted within the Specific Plan area.

The Specific Plan incorporates the following in order to achieve the expressed intent of the plan:

Encourage and appropriate mix of land uses and investment on the Avenue to revitalize

and bring about a demonstrable change in the Avenue's character.

Limit or prohibit certain objectionable uses or over concentration of uses along certainsegments of University Avenue including gas stations, some auto uses, fast food drive -infacilities, liquor stores, and motels.

Provide land use and development standards incentives to encourage mixed -use

developments and the conversion of nonconforming land uses to new uses that reflect thelong -term vision for the corridor.

f


Implement the land use concept of the University Community Plan, which includesdistinctions between land uses east and west of Chicago Avenue.

6. 2. 1 Relationship to the General Plan Land Use Element

It is important that the General Plan and the Specific Plan remain consistent. 0 t the wFiting this

have been appr-eved by * e Planning Gemmissien and efe pending Fe-view and appfe,,,al by the City- lY

rimer. •

NUMME

The Specific Plan interprets and refines the Pfaft General Plan designations for this Specific Planas follows:

In general, retail, commercial, and office uses are permitted along the entire corridor.

S ° bd 4fi d 4 Planned Mixed -Use Commercial/ResidentialIn addition, i a e ar -,

Development, i ,, are encouraged with a di e SitePlan Review Permit.

6.2. 2 Land Uses Permitted Within the Specific Plan or by Subdistrict andLimitations

Table 2 and Table 3 list limitations on these permitted uses.

Key To Land Use Classifications

The symbols in Table 2 designate the following land use classifications within each of theUniversity Avenue Subdistricts:

The letter " P" designates use classifications PERMITTED in the University AvenueSpecific Plan Area.

The Draft City of Riverside General Plan was under preparation at the same time as the University Avenue StrategicDevelopment Plan and Specific Plan and the above land use designations are under consideration at the time of

preparation of this document.


The letter IV' designates use classifications in the University Avenue Specific Plan Area, which are subject to certain LIMITATIONS prescribed by the number or numbersfollowing the " L" designator shown in Table 2. Prescribed limitations can be found in

Table 3, " Additional Use Regulations," that follow.

The letter " C" designates use classifications only permitted in the University AvenueSpecific Plan Area subject to the granting of a CONDITIONAL USE PERMIT. The

granting of such permits may be for a specified, limited period of time as determinedthrough the approval process.

The letter " M" designates use classifications only permitted in the University AvenueSpecific Plan Area subject to the granting of a MINOR CONDITIONAL USE PERMIT. The granting of such permits may be for a specified, limited period of time as determinedthrough the approval process.

The letter "" designates use classifications permitted in the University Avenue SpecificPlan Area subject to the granting of a Site Plan Review nermit.

The symbol " -" (a dash) designates use classifications NOT PERMITTED in the UniversityAvenue Specific Plan Area.

Using Tables 2 and 3

Land Uses Permitted In Each Subdistrict. The land uses permitted in each Subdistrict shall be onlythose uses expressly permitted in Table 2.

This table of land uses is based upon uses that are listed in the underlying zones within theUniversity Avenue Specific Plan Area. These zones are the "

Commercial ctafl CR) Zone, Commercial eneral CG "' w "'° Zone, Community

Use Lrban "MU -U) Zone, and Multirle Fa, mil Residential- ( " R -3") Zone. In order to implement

the vision for University Avenue, the applicability of these uses has been modified or expanded asappropriate. Land uses are arranged alphabetically in Table 2.

The criteria established in this Specific Plan shall apply to all land uses permitted in the UniversityAvenue Specific Plan Area and shall govern where conflicts arise with any regulations of anunderlying zone. Unless specifically otherwise indicated in Table 2, all uses within the UniversityAvenue Specific Plan Area, shall be conducted wholly within a building, except for off - streetparking. Exceptions to this would be outdoor dining, food carts and kiosks. Outdoor dining isacceptable in association with any restaurant, subject to the approval of design and location factorsby the Design Review Board. Food carts and kiosks are anticipated to be part of potential mixed - use projects Otti= ce, 4 and -- Provisions for these would be made as part of the

conditional use permit process.

Chapter 6 Land Use

Limitations On Permitted Land Uses. Land uses permitted in each Subdistrict of the Specific Plan

Area shall be subject to certain limitations indicated in Table 3, Additional Use Regulations, and

prescribed by the number or numbers following the " L" designator in Table 2.

Uses Not Listed in Table 2

Any use not specifically permitted is prohibited, except uses that are determined by the PlanningDirector to be similar to the listed uses.


Laud Use Classification

Table 1


Subdistrict 1 Subdistrict 2 Subdistrict 3 Subdistrict 4a Subdistrict 4b

Addressing service office P P P P

Advertising agency office P P P P --

Administrative offices P P P P

Ambulance service

Antique shop P P P P --

Appliance store P P P P --

Appraiser office P P P P --

Architect office P P P P --

Art shop or gallery P P P P --

Art supply store P P P P --

Attorney at law office P P P P --

Adult entertainment uses as defined in Chapter

19.61 of the Zoning Code

Automobile dismantling facilityAutomobile storage garage, commercial

Automobile, van and truck sales

Automobile painting facility, includingincidental body and fender workAutomobile rental

Automobile service station

Automobile service center

Automobile parts and accessories, retail (no

service)

Automobile tire recapping

Automobile wash facility (car wash), hand ormechanical, including detailingBail bond agencyBakery, retailBar, cocktail lounge, tavern

Barbershop

Beauty shop

Beverage container recycling facility (exceptauth., state - mandated collection points)

Billiard or pool hall

Bicycle shopBoat sales or rentals

C C C°

P, L26 P, L26 P, L26 P, L26 --

C C C C --

P P P P --

P P P P --

C, L27 C, L27 C, L27 C, L27 --

P P P P --


Table 1



Book store

Bowling alleysBus terminal

Business and management consultant office

Camera store

Catering establishmentCemeteries, columbariums, crematories,

mausoleums - offices connected with and

incidental to such uses

Check cashing facility (payday advance) Chiropodist office

Chiropractor office

Churches, church schools, parsonages,

monasteries, convents and recreational or

entertainment uses incidental to church

purposes

City planner office

Cleaning and dyeing establishment (drycleaners)

Clothing and wearing apparel shopClubs and lodges ( private, nonprofit)

Coffeehouse

Collection agency officeCommercial coaches

Computer hardware & software store

Computer sales & service

Confectionery storeConsumer electronics store

Contractor storage yard

Copy shopCommercial radio and television transmittingand receiving station and antennas

Creamery or other dairy processing facilityCredit reporting agency officeDay nursery, nursery school, house forchildren, and day care facility

Decorating or drapery shopDelicatessen


P P P P --

C C C --

P P P P --

P P P P —

P P P

M M M M --

P P P P --

P P P P --

C C C C -

P P P P --

P P P P --

P P P P --

C, L8 C, L8 C, L8 C, L8 --

P P P P --

P P P P --

P, L1 P, L1 P, L1 P, L1 --

P P P P --

P P P P --

P P P P --

P P P P --

P P P P --

P P P

C C C C --

P P P

P P P


people or automobiles, such as open - air



Farm and garden implement sales or rentals

Film processing - retailFinancial institutions, including banks, thriftsand credit unions

Florist shopFrozen foods locker

Furniture store

Furniture reupholstery shopGrocery, fruit or vegetable store or meatmarket

Gun shop / gun smithingHardware store

Health studio, reducing salon or gymnasium

Heliport and helistopHomes for the aged, convalescent homes, rest

homes, nursing homes and homes for mentalpatients

Hospital and sanitarium

Hotel - commercial

Ice cream store

Ice sales facility

Ice skating rinkInsurance broker office

Jewelry store

P, L7

Table 1

P, L7 P, L7 --

C


P --

Laud Use Classification Subdistrict 1 Subdistrict 2 Subdistrict 3 Subdistrict 4a Subdistrict 4b

Department store P P P P --

Dental laboratory P, L2 P, L2 P, L2 P, L2 --

Detective agency office P P P P --

Dry goods or notions store P P P P —

Drug store P P P P --

Economist office P P P P --

Educational institutions and private elementary C C C C

and high schools

Employment agency office P P P P --

Engineer and surveyor office P P P P --

Establishments involving large assemblages of C, L9 C, L9 C, L9 --

people or automobiles, such as open - air



Farm and garden implement sales or rentals

Film processing - retailFinancial institutions, including banks, thrifts

and credit unions

Florist shopFrozen foods locker

Furniture store

Furniture reupholstery shopGrocery, fruit or vegetable store or meat

market

Gun shop / gun smithingHardware store

Health studio, reducing salon or gymnasium

Heliport and helistopHomes for the aged, convalescent homes, rest

homes, nursing homes and homes for mentalpatients

Hospital and sanitarium

Hotel - commercial

Ice cream store

Ice sales facility

Ice skating rinkInsurance broker office

Jewelry store

P, L7 P, L7 P, L7 P, L7 --

C

P P P --

P P P P --

P P P P --

P--

P P P P --

P P P P --

C C C --

C C C

C, L30

P P P P --

C C C --

P P P P --

P P P P --


Table I



Keeping animals or fowl, including poultry, pigeons, rabbits, horses, mules, ponies, goats,

sheep, cows, reptiles, exotic or similar animals

Laboratory

Land title company office

Landscape architect office

Laundry agency

Laundry - commercial

Laundry - self-service ( laundromat) Leather goods or luggage store

Libraries and museums ( nonprofit)

Liquor store

Liquor sales - ancillary use

Manufacturer's representative office

Mental health counseling - outpatient facility

Millinery shop

Mini mall

Mineral extraction / surface mining

Mixed-use development, planned

commercial/ residential

Mixed Use ( 5" Cycle Housjn&_E1emgqRezone Program Sitqs th Mixed ,Use3ML_

Zoning)

Mobile home sales

Motel

Mortuary and associated chapel

Movie theater

Multiple-family residencesMultiple-family residences ( 5' h Cycle HousinElement Rezone Pro ram Sites with Mixed

Use Zoning)

Museum (commercial)

Music store, record store

Newspaper publishing or printingNewsstand

Night club

Subdistrict I Subdistrict 2 Subdistrict 3 Subdistrict 4a Subdistrict 0

P, L28 P, L28

P P P P

P P P P

P P P

P P P P

C C C C

C, L29 C, L29 C, L29 C, L29

P P P P

P P P P

P P P C

C, L35 C, L35

L I I P-SP, L I I Sp L11 GSP, L11 C"rSP, L11

L I I SP, L I 5P, L1 I 5P, Ll I

C, L30

C C C C

C, L 1 C, L 1 P

P, L3 6 P,, L36 P. L36 P L36 P,, L36

C C C

P P P P

P P P

P P P P

C C C

Ir` Chapter 6 Land Use Regulations

Table 1



Oculist office

Optician office

Optometrist office

Outdoor dining as defined in Section19. 04.394 of the Zoning CodeOsteopath office

Parking, off -street ( independent lot) Patio furniture sales

Pawnshop / pawnbroker

Pet shop

Photocopying and blueprintingPhotographer studio

Physical therapist

Physician office

Plant nursery, retailPost office

Prescription pharmacyPsychiatrist office

Psychologist office

Public accountant office

Public notary officePublic relations consultant offices

Public uses

Publishing company office

Public utility service office

Public stenographer office

Real estate broker office

Research offices

Restaurant or cafe - with no on -site liquor

sales

Restaurant or cafe - with on -site liquor sales

Restaurant - ,

with drive -thru btA


P P P P --

P P P P --

P P P P --

P P P P --

P P P P --

P P P P --

P P P

P P P P --

P P P P --

P, L6 P, L6 P, L6 P, L6 --

P P P P --

P P P P --

P, L18 P, L 18 P, L 18

P P P P --

P P P P --

P P P P --

P P P P --

P P P P --

P P P P --

P P P P --

C C C C C

P, L3 P, L3 P, L3 P, L3 --

P P P P --

P P P P --

P P P P --

P, L4 P, L4 P, L4 P, L4 --

P P P P --

MC IBC MC PkMiIC --

C, L33 C, L33 C, L33 C, L33 --


Table 1



pursuant to specified

development standards in Table 4

Restaueafit tell

Roller skating rink

Shoe repair shopShoe store

Smoke shop

Soda fountain

Sporting goods store

Stationery store

Stockbroker office

Studio or school - art, music, voice, dance or

modeling

Substance abuse facilitySupermarket

Surgeon office

Swap meet - indoor

Swap meet - outdoor

Tabulation and computing service office

Tailor shop - custom making

Taxidermist

Telegraph consumer service office

Telephone answering service office

Theater, excluding outdoor theater

Ticket office l ticket agencyTobacco shopTobacco sales — Ancillary to a permitted use

Toy shopTrade associations, labor organizations,

fraternal and social organizations

Trailer sales or rentals

Transportation ticket agency office

Travel bureau or agencyVocational and self improvement school


w

C C C --

P P P P --

P P P P --

P P P P --

P P P P --

P P P P

P P P P --

P P P P --

P P P

P P P P --

C

P P P P --

P P P P --

P P P P

P P P P --

C C C C --

P P P P --

P P P P --

P P P P --

P, L5 P, L5 P, L5 P, L5 --

P P P P --

P P P P --

C, L19 C, L19 C, L19 C, L19 --

iChapter6 Land Use Regulations

OGG"*

Table 1

LAND USES PERMTTED IN EACH SUBDISTRICT


Variety store

Veterinary clinic and small animal hospital

Video / game arcade

Video / game arcade, ancillary useVideo sales / rental store

Watch and clock repair shop

Wedding chapel or parlor

Yogurt shop


P P P P --

C, L23 C, L23

C C --

P P P P --

P P P P

P, L 15 P, L 1 S

C-- C

P P P P --

Table 2


L 1 Only as temporary offices during the construction of a permanent building. L2 Subject to the limitation that manufacture, fabricating or selling of any article or commodity

other than that incidental to dental offices shall not be permitted.

L3 Provided that printing operations are not included. L4 Provided that such research offices are for the conduct of scientific research, theoretical

studies and investigations by or under the supervision ofprofessional scientists and/or highlytrained specialists in the fields of physical, economic or social research; and provided that

such research shall not involve the manufacture, fabrication, processing or sale of productson the premises; and provided that such research shall not be obnoxious or offensive byreason of emission of dust, gas, smoke, noise, fumes„ odors, vibrations and potential releaseof hazardous materials or other similar causes.

L5 Provided that the use is limited to administrative or executive offices only. L6 Provided that wholesale commercial sales of equipment or supplies shall not be permitted;

but incidental film processing may be included. L7 Provided that wholesale commercial sales of equipment or supplies shall not be permitted.

L8 Private catering business in conjunction with such uses may be included as an ancillaryfunction provided that the conditional use permit specifically includes the catering business.

L9 Only within an auditorium as a part of a hotel or educational facility. L10 Only as an integral part of a mixed -use development containing at least 15 -acres in

accordance with the provisions of this Specific Plan.

Lll Refer to Table 19. 120.050 Mixed -Use Zones

Development Standards for development standards for Planned Residential and CommercialMixed -Use Developments. See Section 7. 2 of the S ecific Plan Wplicability. lit

L12 ( Reserved)

L13 In accordance with the provisions of Chapter 19. 40 of the Zoning Code; except that the saleof beer, wine and other closed container alcoholic beverages shall not be permitted.

L14 ( Reserved)

L15 Excluding the sale of any merchandise or product except necessary parts sold in connectionwith the repair ofwatches and clocks.

L16 ( Reserved)

L17 ( Reserved)

L18 Need not be conducted wholly within a completely enclosed building, provided that plantsshall be the only items stored or displayed outside an enclosed building; and further providedthat storage of fertilizers, plant food, mulches, potting soils, planters, flower pots, gardentools and similar items shall be screened from views from public rights -of -way and commonprivate access ways.

L19 Provided that schools involving the use or storage of goods, articles or substances which arecombustibles, inflammable or explosive or likely to create a fire, radiation or explosivehazards and schools using equipment or processes permitted only in the C -3, M -1, M -2 andAIR Zones shall be prohibited; and further and provided that such use shall not be obnoxious

or offensive by reason of emission of dust, gas, smoke, noise, fumes, odors, vibrations andpotential release of hazardous materials or other similar causes.

L20 ( Reserved)

L21 ( Reserved)

L22 In accordance with the provisions of Section 19.30.020( 63) of the Zoning Code.


Table 2


L23 Provided that the use is restricted to the medical treatment and incidental care such as bathing, the trimming of common household pets on an outpatient basis only, except that temporaryboarding in connection with medical treatment shall be permitted and except that short-termboarding shall be permitted.

L24 ( Reserved)

L25 ( Reserved)

L26 Provided the use involves retail sales only, and the products are sold only on the premises. L27 Provided that such use does not include the sale of alcoholic beverages, including beer and

wine.

L28 Provided that such laboratory shall not involve the use or storage of goods, articles orsubstances which are combustible, inflammable or explosive or likely to create a fire, radiation or explosive hazard; and further provided that such laboratory use shall not beobnoxious or offensive by reason of emission of dust, gas, smoke, noise, fumes, odors, vibrations, potential releases of hazardous materials or other similar causes.

L29 Closed container sale of alcoholic beverages, including beer and wine, shall be permitted onlyas an ancillary use incidental to the sale of consumer soft goods; and further provided thatspace allocated to the sale of such alcoholic beverages is limited to no more than 15% of the

total floor area devoted to the sale of such goods within the establishment.

L30 Provided that the facility includes no less than 100 rooms and that on -site amenities includea full- service coffee shop, a 24 -hour staffed front - office and rooms accessible by interiorcorridors. Rate sign advertising shall not be permitted. Commercial Hotel shall not mean amotel or a facility designed for single -room occupancy purposes, care facilities, half -wayhouses, or similar special purpose residential lodging facilities.

L31 ( Reserved)

L32 ( Reserved)

L33

as tepl li

E est'aurant Drive -thru lanes, operations and service shall bepermitted, ..

subject to the W royal of a Conditional,

rUse ,Permit and the criteria found in Table 4,

Development Standards bdi ' 4t.

L35 Subject to the provisions of the Zoning Code. L36 For properties zoned as Mixed -Use Village tJ- V), or as Mixed Use -Urban U -U art of

the 5" Cycle Housing Element Rezone Program to meet the City' s Regional Housing NeedsAllocation iR14NAi, mixed use, and multirle- family residential uses shall be subiect to the

7.0 DEVELOPMENT STANDARDS

7. 1 Intent of the Development Standards

As stated in the preceding chapter, the policies, standards and design guidelines in this SpecificPlan are formulated to implement an overall vision and development strategy for UniversityAvenue as articulated through a number of means, not the least of which are the Strategic

Development Plan for University Avenue and concerns raised through the public review process. This chapter outlines a further tier of objectives and policies pertaining to the plan's second majorcomponent - development standards.

The development standards contained in this section are regulatory in nature and govern alldevelopment within the Specific Plan Area. The standards should be used in combination with the

Design Standards and Guidelines set forth in Section 8. 0.

The densities proposed are consistent with the General Plan and, therefore, the roadway widthsand types provided for in the Circulation Element will accommodate anticipated traffic demands.

Major projects will, of course, be supplemented with specific traffic studies designed to address

traffic impacts on a project specific basis. Where traffic would impact State Route 91 and

Interstate 215, Cal -Trans will be invited to comment on any proposed projects. In addition, the

Planning Department's environmental review function will address traffic impacts through suchTraffic Management Association" ( TMA), considerations as flex -time work scheduling, on -site

rideshare coordination and the like. In addition, the City's current fee schedule assesses fees fortraffic impacts from project development.

7.2 Organization of the Development Standards into Three Tables

Table 43 lists development standards by Subdistrict. 4 Planned Mixed Use

M . i . For Mixed -Use Developments as definedin Section 6. 1. 1 efinitions the standards contained in Table 19. 120. 050 Mixed -Use Zones

Development_ Standards of the Zoning Code shall apply based upon the mixed -use zone

corresponding to the General Plan Land Use Designation of the su` ect site.


Table 3



7. 1 Building

7. 1. 1 Intensity (Floor Maximum of 0.35 Maximum of 0. 50 except for Maximum of 0.35 Maximum of 0. 50

Area Ratio) except for Planned Mixed Use Commer- except for Consoli- except for PlannedConsoli -dated cial/ Residential dated Block Devel- Mixed Use Commer- Block De- Development, a maximum of opment ( see 7.2. 7 of cial/ Residentialvelopment ( see 2.0 ( see Table 5). this Table). Development, a maxi - 7.2. 7 of this For drive -thru restaurants in mum of 2. 0 ( see TableTable). Subdistrict 2 (see section 7.6). 6).

7. 1. 2 Height' Maximum of 35 Maximum of 35 ft. within 50 Maximum of 75 ft. Maximum of 35 ft. feet. ft. of a residential zone; other- except for Planned

wise a maximum of 55 ft. Mixed Use Commer-

except for Planned Mixed Use cial/ ResidentialCommercial/ Residential Development ( see TableDevelopment ( see Table 5). 6).

7. 1. 3 Blank Walls No building wall facing a public street or adjacent residential uses shall extend more than 25 feet verticallyor horizontally without a visual break created by a minimum 2 -ft. recess articulation in the exterior wall orarchitectural detailing.

7. 1. 4 Ground Floor Front At least 75% of the area of the ground floor building wall fronting University Avenue shall be devoted toFacade Treatment pedestrian entrances, display windows and other techniques in order to provide visual interest and establish

a pedestrian environment along University Avenue.

7. 1. 5 Compatibility with The rear and side walls of buildings which are visible from adjacent lots or streets shall be treated the sameSurrounding as the front wall. The walls of any parking structure or that portion of any structure used for parking shallDevelopment be designed to substantially screen vehicles in the structure from a view of a person on a public street. The

walls of the parking structure shall be similar in color, material and architectural detail with the building itserves.

7. 2 Site Design

7. 2. 1 Building Location Buildings shall be located as close as possible to the front setback line of University Avenue and parkingshall be located to the rear or side of the parcels. For drive -thru restaurants in Subdistrict 2 see section 7.6.

Roof structures specified in Section 19.68.030 of the Zoning Code shall be permitted in addition to heights specified foreach Subdistrict.

UNIVERSITY AVENUE SPECIFIC PLAN Page Im


ease"*

Table 3DEVELOPMENT STANDARDS BY SUBDISTRICT

Section Subdistrict 1 1 Subdistrict 2 1 Subdistrict 3 Subdistrict 4

7.2.2 Required Front For the purposes of these standards, the front yard is the yard adjacent to University Avenue. Yard Setback

The minimum setback along University Avenue shall be 20 ft. from the property line.

Within this setback area, the following is permitted: Pedestrian access walkways and plazas

Vehicular access driveways, but not parkingLights to illuminate pedestrian access ways and vehicular access driveways and landscaped areas orbuildings

Signs in accordance with the provisions of this Section

Open trellis structures or arcades over sidewalk areas are permitted, subject to Design Review approval

Landscaped areas

Pedestrian amenities such as decorative trash receptacles, benches, water elements, bicycle parking areas, public art and sculpture, bus /shuttle stops subject to Design Review approval.

Outdoor dining areas and fences defining these dining areas subject to a Conditional Use Permit andDesign Review approval.

Within this setback area the following landscaping shall be required:

From Park to Iowa Avenue plant a minimum of 24 -inch box canopy trees spaced approximately 60 ft. oncenter in a 10 to 12 -ft. wide planting strip adjacent to the public sidewalk, coordinating with theStreetscape Concept Plans for University Avenue or subsequently refined plans. ( See Figure 29 of the

Design Guidelines.) Concrete paving with a broom finish shall connect University Avenue and buildingson the property and a minimum of 50% of the area shall be in ground cover.

From Iowa to I -215, plant a minimum of 24 -inch box canopy trees spaced in a staggered pattern withproposed shade trees planned for the public rights -of -way as a part of the Streetscape Concept Plans forUniversity Avenue or subsequently refined plans. Decorative brick -like and concrete paving as perDesign Review Guidelines for University Avenue.

Within this setback area, the following appurtenances shall not be permitted: News racks.

Vending machines. Public telephones.

7. 2. 3 Required Street Minimum of 10 ft. Minimum of 10 ft. Minimum of 10 ft. Minimum of 10 ft. Side Yard

7. 2.4 Required Side Minimum 20 feet side and rear yards, of which no more than 15 feet may include parking. Yard Adjacent to

ResidentiallyZoned Propertyand All Rear

Yards

7. 2.5 Lot Area3 Minimum of Minimum of 80,000 s. f. Minimum of 20,000 Minimum of 80, 000 s. f. 20,000 s. f. For drive -thru restaurants s. f.

in Subdistrict 2 see

section 7. 6.

3 Applicable to all lots created after the date of adoption of this Specific Plan.

UNIVERSITY AVENUE SPECIFIC PLAN Page s


Table 3



7.2.6 Lot Width` Minimum 100 ft. Minimum 100 ft. Minimum 100 ft. Minimum 100 ft.

7.2. 7 Lot See Footnote Below N/A See Footnote Below N/AConsolidations

7.2. 8 Off -Street In accordance with Chapter 19.74 of the Zoning Code, unless otherwise specified for a particular use or mixedParking use in a subdistrict.

Required

Spaces

7. 2. 9 Curb Cuts The number of curb cuts on property fronting on University Avenue shall not be increased; curb cuts shall beeliminated where possible. Access to parking and service areas shall be provided from an alley or adjacentside street where such exists adjacent to the property, if feasible. Initiation and/ or continuation of reciprocalaccess and parking easements may be required so that existing or future properties or developments may beinterconnected, thereby reducing the need for additional curb cuts. Arrangements for future driveway removalmay also be required.

7.2. 10 Walls and Six -ft. high masonry walls shall be erected and maintained along property lines adjoining any lot in anyFences residential zone.

Adjacent to a

Residential

Zone

7.2. 11 ScreeningRequired Walls Walls located along a lot which abuts a public street other than University Avenue shall be set back a minimumfor On -Site of 5 ft. from the property line adjacent to that street. The area between the sidewalk and wall shall beParking landscaped in accordance with the Design Guidelines. When a greater wall setback is required elsewhere in

the Design Guidelines, the greater setback shall be required.

Trash A trash enclosure, six feet in height, constructed of similar material of the building, shall be provided on site. The trash enclosure shall be enclosed on all sides, and shall be six feet in height with a solid gate providingaccess to the trash area. Trash enclosed within the enclosure shall not exceed the height of the enclosure. No

trash shall be stored in any section of the site except within an enclosed structure. Roof All heating, ventilation, air conditioning equipment and ducts and other equipment or appurtenances locatedAppurtenances on roofs shall be screened from the view of people at ground level or adjacent buildings. Screens must be at

least as high as the equipment.

Loading Areas All loading areas shall be screened from view from adjacent lots and public streets by a solid fence or wall notless than 6 feet in height.

7. 2. 12 Pedestrian A clearly defined pedestrian walkway shall be provided to connect building entrances to parking spaces and toLinkages adjacent sidewalks.

7. 2. 13 Light and Glare All exterior lighting shall be of an indirect nature, shielded to minimize illumination of adjacent properties andto reduce glare. Freestanding light poles shall not exceed a maximum height of fourteen feet.

7. 2. 14 Utilities All utility connections from the main line in the public right -of -way to buildings shall be located underground. 7. 3 Landscaping If an assessment district for implementation of the Streetscape Concept Plan has not been approved at the time

of Public of improvement ofa property, trees shall be planted in the public right -of -way or a street tree planting easementRights -of -Way in accordance with the specifications established by the University Avenue Design Standards and Guidelines.

4To eliminate curb cuts and provide opportunities for image, pedestrian, and vehicular improvements, lot consolidation is encouraged. If the

project is a Consolidated Block Development as defined in Section 6.0 of this Specific Plan, subject to the granting of a Conditional UsePermit

The total parking requirement for a combination of restaurants, retail and offices on a Consolidated Block Development site may bereduced up to 25% from the requirements otherwise specified in this Chapter, subject to the findings of a shared use parking analysisprovided by the applicant.

The Floor Area Ratio (FAR) may be increased to 1. 0, provided other development standards of the Specific Plan are satisfied.


YChapter 7 Development Standards

Table 3DEVELOPMENT STANDARDS BY SUBDISTRICT

Section Subdistrict 1 1 Subdistrict 2 1 Subdistrict 3 Subdistrict 4

7.4 Signs Chapter 19.76 of the Zoning Code shall apply. New billboards are prohibited.

7.5 Subdivision No property shall be subdivided into smaller parcels within the University Avenue Specific Plan Area, exceptthat subdivision may be permitted within an integrated project, such as a shopping center, condominium orplanned mixed use commercial/ residential development in accordance with the provisions ofthis Specific Plan.

7.6 Drive -thru General Standards

Restaurant 1) Drive -thru restaurants are only permitted 40 with thLqpproKal of a Conditional Use Permit

Design & 2) The proposed site, either currently or proposed, shall be part of a commercial complex of eight acres orDevelopment greater in size with shared access via a driveway serving the restaurant as well as the greater commercialCriteria complex. If the proposed site is on a separate parcel, the parcel should be no less than 30,000 square feet.

4) Associated indoor or outdoor playgrounds shall be prohibited.

5) Additional driveway openings to a parcel shall be discouraged and existing driveways are to be closedwhere feasible.

6) Buildings shall be designed with substantial mass ( height and bulk) to create a strong building profile onthe property as seen from the street frontage.

Drive -thru Lane and Window Standards

7) Drive -thru windows are prohibited on the front building elevation directly facing a street frontage.

8) Drive thru lanes shall be designed in such a way as to be screened from view from the street throughelevation differences, landscaping, arbors, trellises, canopies, walls and other architectural features used toreduce the visual presence of drive -thru operations.

Outdoor Dining Standards

9) If an outdoor dining area is proposed, it shall be located fronting on the street frontage to promote pedestriantraffic.

10) All outdoor dining areas shall be designed in compliance with the City' s " Outdoor Dining and OutdoorFood Preparation Requirements and Design Guidelines."

11) Outdoor dining areas may encroach to within five feet of the street frontage property line to encouragepedestrian usage.

Additional Design Standardsfor Drive -thrus with frontage on University Avenue

12) The building shall be located in close proximity to the street frontage with parking and drive -thru laneslocated to the rear s f the building

13) The restaurant should incorporate significant outdoor dining facilities, which shall be prominently visiblefrom and integral to University Avenue.

14) No parking shall be located between University Avenue and the applicable primary building on the parcel.

15) Clear and dominant pedestrian access should be provided from University Avenue to the restaurant use.

UNIVERSITY AVENUE SPECIFIC PLAN Pages M


I#.& t s


1 Chapter 7 Development Standards

NMo"

UNIVERSITY AVENUE SPECIFIC PLAN Page 7 .


7- r.-


r Chapter 7 Development StandardsJ; ........... J

UNIVERSITY AVENUE SPECIFIC PLAN Page M


UNIVERSITY AVENUE SPECIFIC PLAN Page 10 s

university avenue sp (with figures) - riverside, california | city of … · 2020. 6. 18. ·...

Documents